HomeMy WebLinkAbout2010-1108 PEC�•
'iilH�N 4F YAII. '
MEMBERS PRESENT
PLANNING AND ENVIRONMENTAL COMMISSION
November 08, 2010
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
60 minutes
A request for the review of a conditional use permit, pursuant to Section 12-9C-3, Conditional
Uses, Vail Town Code, for a public building and grounds, to allow for the construction of a new
structure to replace the Lionshead Parking Structure Auxiliary Building to provide guest related
facilities, located at 395 South Frontage Road West/Lot 1, Block 2, Vail Lionshead First Filing,
Lot 3, A Resubdivision of Lot 1, Block 1, Vail Lionshead Second Filing, and East Lionshead
Circle rights-of-way, and setting forth details in regard thereto. (PEC100042)
Applicant: Town of Vail, represented by Tom Braun
Planner: Warren Campbell
ACTION :
MOTION: SECOND: VOTE:
20 minutes
2. A request for the review of a final plat, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town
Code, to allow for the re-subdivision of a part of Lots A, B, and C, into a single lot, located at 1
Vail Road/part of Lots A, B, and C, Amended Map of Vail Village Second Filing (Four Seasons),
and setting forth details in regard thereto. (PEC100048)
Applicant: Vail Development 09, LLC, represented by Lori Rung
Planner: Warren Campbell
ACTION :
MOTION: SECOND: VOTE:
5 minutes
3. A report to the Planning and Environmental Commission on the administrator's approval of an
amendment to an existing conditional use permit, pursuant to 12-16-10, Amendment
Procedures, Vail Town Code, to lower the approved building height of a new public building and
grounds (new fire station #3) by reducing a roof pitch from 5'/2:12 to 5:12, located at 2399 North
Frontage Road West/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix
Road/Parcel B, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard
thereto. (PEC100047)
Applicant: Town of Vail, represented by Mark Miller
Planner: Bill Gibson
5 minutes
4. 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 10, 2011
MOTION: SECOND: VOTE:
Page 1
5 minutes
5. A request for a final recommendation to the Vail Town Council for a zone district boundary
amendment, pursuant to 12-3-7, Amendment, 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 10, 2011
MOTION: SECOND: VOTE:
5 minutes
6. 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 10, 2011
MOTION: SECOND: VOTE:
5 minutes
7. 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 10, 2011
MOTION: SECOND: VOTE:
5 minutes
8. A request for a work session on a major exterior alteration, 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 10, 2011
MOTION: SECOND: VOTE:
5 minutes
9. A request for an amendment to an Approved Development Plan, pursuant to Section 12-61-11,
Development Plan Required, Housing Zone District, Vail Town Code, to allow for revisions to the
required landscape plan and geologic hazard mitigation plan for the redevelopment of the
Page 2
Applicant: Vail Timber Ridge L.L.C.
Planner: George Ruther
ACTION: Table to December 13, 2010
MOTION: SECOND: VOTE:
10. Approval of October 11, 2010 minutes
11. MOTION: SECOND: VOTE:
12. Information Update
13. Adjournment
14. 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 November 5, 2010, in the Vail Daily.
Page 3
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: November 8, 2010
SUBJECT: A request for the review of a conditional use permit, pursuant to Section 12-9C-3,
Conditional Uses, Vail Town Code, for a public building and grounds, to allow for
the construction of a new structure to replace the Lionshead Parking Structure
Auxiliary Building to provide guest related facilities, located at 395 South
Frontage Road West/Lot 1, Block 2, Vail Lionshead First Filing, Lot 3, A
Resubdivision of Lot 1, Block 1, Vail Lionshead Second Filing, and East
Lionshead Circle rights-of-way, and setting forth details in regard thereto.
( P EC 100042)
Applicant: Town of Vail, represented by Tom Braun
Planner: Warren Campbell
SUMMARY
The applicant, the Town of Vail, is requesting the review of a conditional use permit,
pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, for a public building
and grounds, to allow for the construction of a new structure to replace the Lionshead
Parking Structure Auxiliary Building to provide guest related facilities, located at 395
South Frontage Road West. The new structure will be located at the southwest corner
of the Lionshead Parking Structure along East Lionshead Circle. The proposed
structure will contain public restrooms, a waiting area, public information, limited
commercial, the Vail Recreation District, and a flexible space for events.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission approves, with conditions
this request subject to the findings noted in Section VIII of this memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant, the Town of Vail, is proposing to construct a new structure to replace the
existing Auxiliary Building. The existing Auxiliary Building currently contains the
Subway, the Vail Recreation District, and storage. The proposed new structure will
contain:
• Public restrooms and lockers measuring approximately 1,350 square feet.
• Public waiting area of approximately 1,200 square feet.
• A guest information area of approximately 200 square feet.
• Retail with limited food and beverage of approximately 200 square feet.
• Vail Recreation District space of approximately 2,850 square feet.
• Multi-purpose community room totaling approximately 1,860 square feet of
enclosed space and 600 square feet of exterior patio space.
This property is located within the General Use (GU) District. Within the GU District a
public building and grounds is identified as a conditional use thus requiring review by the
Planning and Environmental Commission. Pursuant to Section 12-9C-5, Development
Standards, Vail Town Code, the allowable development standards in the GU District are
established by the Planning and Environmental Commission during the review of a
conditional use permit application.
The applicant's written application responding to the conditional use permit criteria
(Attachment A), a document from the applicant demonstrating compliance with Chapter
8 of the Lionshead Redevelopment Master plan (Attachment B), Chapter 8, Architectural
Design Guidelines of the Lionshead Redevelopment Master Plan (Attachment C), and
the proposed architectural and site plans dated November 1, 2010 (Attachment D) have
been attached for reference.
III. BACKGROUND
Throughout the summer of 2010 the Town of Vail Public Works Department has been
working with a consultant team to identify the function and cost of various Auxiliary
Building replacement programs. This team has been interacting with the public and
Town Council in developing the options which the property owner, Town of Vail, wishes
to pursue.
On May 10, 2010, the Planning and Environmental Commission approved a conditional
use permit to facilitate the construction of a new public transportation terminal (bus stop
and shelter) along the South Frontage Road to provide shelter and restroom facilities to
riders of Eagle County Transit and to incorporated skier drop-off on the lowest level of
the parking structure on the west end adjacent to East Lionshead Circle. This was the
first phase of improvements the improve guest services and transit at the Lionshead
Parking Structure.
On October 11, 2010, the Planning and Environmental Commission held a work session
hearing on this proposal. Generally, the Commission felt the tower element should be
lower than 65 feet, that the proposed land uses complied with the recommendations of
the Lionshead Redevelopment Master Plan, and that the general bulk and mass was
appropriate. There were concerns expressed regarding the adequacy of the public
restrooms, guests in ski boots circulating the stairs in the building, the compliance of the
architecture with regard to Chapter 8 of the Lionshead Redevelopment Master Plan, and
the shedding of snow into the pedestrian areas.
On November 3, 2010, the Design Review Board reviewed the proposed structure to
replace the auxiliary building. In general the Board felt that the scale, bulk and mass,
and tower were of appropriate proportions for the location. The Board expressed
concern over the application of materials in a pattern which seemed random.
Additionally they commented on the window dimensions, orientation, detailing, and store
front appearance. The Board continued with comments of acceptance of the general
direction of the architecture, but with a statement of using detail to create a timeless
structure. There was discussion about the material treatment of the north fa�ade of the
proposed building which was depict as being board formed concrete.
2
IV. APPLICABLE PLANNING DOCUMENTS
Title 12, Zoninq Requlations, Vail Town Code (in part)
ARTICLE 12-9C: GENERAL USE DISTRICT
Section 12-9C-1: PURPOSE:
The general use district is intended to provide sites for public and quasi-public uses
which, because of their special characteristics, cannot be appropriately regulated by the
deve/opment standards prescribed for other zoning districts, and for which deve/opment
standards especially prescribed for each particular deve/opment proposa/ or project are
necessary to achieve the purposes prescribed in section 12-1-2 of this tit/e and to
provide for the public we/fare. The general use district is intended to ensure that public
buildings and grounds and certain types of quasi-public uses permitted in the district are
appropriately located and designed to meet the needs of residents and visitors to Vail, to
harmonize with surrounding uses, and, in the case of buildings and other structures, to
ensure adequate light, air, open spaces, and other amenities appropriate to the
permitted types of uses.
Section 12-9C-5: Deve/opment Standards:
A. Prescribed by P/anning and Environmenta/ Commission: In the General Use District,
deve/opment standards in each of the following categories shall be as prescribed by the
planning and environmental commission:
1. Lot area and site dimensions.
2. Setbacks.
3. Building height.
4. Density control.
5. Site coverage.
6. Landscaping and site deve/opment.
7. Parking and /oading.
B. Reviewed by P/anning and Environmenta/ Commission: Deve/opment standards shall
be proposed by the applicant as a part of a conditional use permit application. Site
specific deve/opment standards shall then be determined by the planning and
environmental commission during the review of the conditional use request in
accordance with the provisions of chapter 16 of this tit/e.
CHAPTER 12-16: CONDITIONAL USES PERMITS (in part)
Section 12-16-1: Purpose; Limitations:
In order to provide the f/exibility necessary to achieve the objectives of this tit/e, specified
uses are permitted in certain districts subject to the granting of a conditional use permit.
Because of their unusua/ or special characteristics, conditional uses require review so
that they may be /ocated properly with respect to the purposes of this tit/e and with
respect to their effects on surrounding properties. The review process prescribed in this
chapter is intended to assure compatibility and harmonious deve/opment between
conditional uses and surrounding properties in the Town at /arge. Uses listed as
conditional uses in the various districts may be permitted subject to such conditions and
limitations as the Town may prescribe to insure that the /ocation and operation of the
conditional uses will be in accordance with the deve/opment objectives of the Town and
will not be detrimenta/ to other uses or properties. Where conditions cannot be devised,
to achieve these objectives, applications for conditional use permits shall be denied.
3
Lionshead Redevelopment Master Plan
Chapter 4: Master P/an Recommendations — Overall Studv Area
4.9.4.1 South Face of the Lionshead Parking Structure
The south face of the Lionshead parking structure was identified by the Lionshead
master planning team, the public input "wish IisY' process, and the Vail Tomorrow
process as a potential location for housinq. Dependinq on buildinq heiqht, this /ocation
could support two to three /eve/s of housinp /ocated above a pround f/oor leve/ of retail
and commercia/ space.
Several planning issues are associated with this site. First, because the structure will
front the East Lionshead Circle pedestrian corridor, the architectural quality and
re/ationship to the street and pedestrian environment will be very important. Strict
standards of unit upkeep will have to be enforced. Second, any housing units at this
location will be required to park in the Lionshead parking structure, but unit size and
location should allow the parking ratio to be /ower than that of a typica/ one or two
bedroom unit. Third, it is recommended that the height of this potentia/ deve/opment be
limited so that mountain views from the top deck of the parking structure are not b/ocked.
Lastly, the structural issues re/ating to an additional parking deck should be coordinated
with any south face deve/opment scenario.
Chapter 5: Detailed P/an Recommendations
5.2 South Face of the Lionshead Parking Structure
The linear strip of /and on the south face of the Lionshead parking structure (see figure
5-1) should be considered for the deve/opment of retail and office space on the ground
leve/ and housing for loca/s on the upper leve/s (see figure 6-6). The planning objectives
of this potentia/ deve/opment are threefo/d. First, it would energize and visually upgrade
East Lionshead Circle by enhancing pedestrian activity on the street. Second, it creates
the potentia/ for a/ocally accessib/e retail environment. The Town of Vail should
consider retaining ownership of the ground /evel retail/office space and making it
availab/e to /oca/ entrepreneurs and businesses, much in the same way that deed
restricted /oca/s housing is provided in the Vail Commons. Finally, this site presents an
opportunity to /ocate /oca/s/ employee housing conveniently adjacent to the Lionshead
pedestrian core.
Retail back doors and entrances to the residential units in the new deve/opment will be
accessed from the parking structure, and any private parking associated with these uses
will be in the parking structure. Some of the building's service and delivery needs may
hand/ed interior to the parking structure, but most will be accommodated in the facility
proposed on the west end of the parking structure. East Lionshead Circle would only be
used in short-term overflow situations. Because of the narrow depth and small square
footage of the commercia/ space, it is not anticipated that it will generate the need for
larger delivery trucks.
Because the garage is a non-mechanica/ se/f-ventilating structure, any new vertical
deve/opment must be offset a minimum of ten feet from the face of the existing structure.
The effect of adjacent deve/opment on the ventilation of the parking structure must be
thoroughly evaluated.
0
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Chapter 8, Architectural Design Guidelines, of the Lionshead Redevelopment Master Plan are
included as Attachment C to this document due to their length. Within the Guidelines there are
quantifiable standards, qualitative standards, and recommendations.
V. SITE ANALYSIS
The site specific development standards of the General Use District are not quantified by
the Town's Zoning Regulations, but are instead prescribed by the Planning and
Environmental Commission during the review of a conditional use permit application.
Address: 395 South Frontage Road West
Legal Description: Lot 1, Block 2, Vail Lionshead First Filing, Lot 3, A
Resubdivision of Lot 1, Block 1, Vail Lionshead Second
Filing, and part of the East Lionshead Circle rights-of-way
0
Zoning:
Land Use Plan Designation
Current Land Use:
Lot Size:
Development Standard
Setbacks (min):
Front (North)
Rear (South)
Side (West):
Side (East):
Building Height (max)
Site coverage (max.):
Landscape area (min)
Parking
General use District
Lionshead Master Plan
Public Parking
283,532 sq.ft. (6.509 acres)
Allowed/Required
per PEC
per PEC
per PEC
per PEC
per PEC
per PEC
per PEC
Existin
7 ft.
0 ft.
30 ft.
180 ft.
33 ft.
Proposed
No Change.
1 ft.
No Change
No Change
63 feet 8 inches
132,058 s.f. (46.6%) 132,926 s.f. (46.8%)
46,730 s.f. (16.5%) 47,651 s.f. (16.8%)
per PEC 1,112 structured 1,102 spaces*
*There are seven parking spaces which are required for this development that the
applicant is requesting the Commission determine are not required to be constructed. In
phase one of the Lionshead parking Structure improvements seven parking spaces were
removed.
VI. SURROUNDING LAND USES AND ZONING
Existinq Use Zoninq District
North: CDOT I-70/HWY 6 Right-of-Way NA
South: Multi-Family Residential Lionshead Mixed-Use 1(LMU-1)
East: Multi-Family and Public Use LMU-1 and GU
West: Multi-Family Residential LMU-1
VII. CONDITIONAL USE PERMIT REVIEW CRITERIA
Before acting on a conditional use permit application, the Planning and Environmental
Commission shall consider the following criteria.
1. Relationship and impact of the use on the development objectives of the Town.
Staff believes the proposed Auxiliary Building furthers the purpose of the General Use
District "to ensure that public buildings and grounds and certain quasi-public uses
permitted in the district are appropriately located and designed to meet the needs of
residents and visitors to Vail." There is a long documented need for improvements to
the south side of the parking structure in the Lionshead Redevelopment Master Plan.
The Plans detailed recommendations for the south side of the parking structure include
the development of commercial at grade along East Lionshead Circle with employee
housing located above.
With the redevelopment that has occurred in Lionshead, both structures and
streetscape, it was identified that public guest services needed to be improved. A
changing ski market with evolving guest needs and an existing structure which is dated
7
and in need of repair have resulted in a proposal to construct a new Auxiliary Building to
meet these demands.
The proposed Auxiliary Building will include several guest related services including a
waiting room, public restrooms, public ski storage lockers, an information center,
elevators to meet ADA requirements, and limited food service. To address both guest
and residence needs the Vail Recreation District will continue to be located on the
second floor where they can provide both winter and summer programming for families
and children. Additionally, on the third floor a flexible public space has been included to
provide a location for smaller gatherings.
The proposed Auxiliary Building is also envisioned as being an improvement to
transportation services along East Lionshead Circle for lodge shuttles and the in-town
bus route. Furthermore, the structure will serve as a first and last impression for our
guests and residents to Lionshead.
Another long documented need in the community has been affordable employee
housing. Pursuant to the requirements of the Commercial Linkage provisions of the Vail
Town Code, Staff performed an analysis to determine if the land uses and there new
areas generated the need for additional employee housing to be provided. It was
determined by the Housing Coordinator that the proposed new land uses and there
areas when compared to the existing land uses and there areas that there was a
decrease of 2.64 employees for which mitigation needed to be provided. This was
largely the result of no employee generation being assessed for the waiting area and the
reduction in commercial floor area. As with other development no credit will be given to
the Town to use on future projects.
In conjunction with this project there are 10 parking spaces which are removed to
accommodate pedestrian access to the north side of the Auxiliary structure. There is a
provision of the Lionshead Redevelopment Master Plan which provides for no net loss of
parking in Lionshead. In order to address this the applicant plans to include the
replacement of this parking within a funded project to increase surface parking on what
today is known as the charter bus lot. The total of parking spaces from Phase One and
Two improvements that will need to be replaced by the applicant to comply with this
provision is 17 parking spaces.
Additionally, the applicant is requesting that the Commission determine that the
additional seven parking spaces required by the proposal for the flexible public meeting
space be deemed to be addressed within the existing parking structure. He applicant is
proposing that the use of the flexible space will likely occur during off peak times when
there is the greatest need for parking spaces for skiers. Staff has reviewed the
applicant's proposal and agrees that the flexibility and quantity of parking spaces in the
Lionshead parking structure do afford the ability to adequately supply parking to the skier
and the land uses in the proposed structure.
Therefore, Staff believes this proposed conditional use permit will have a positive
relationship and impact on the development objectives of the Town.
�
2. The effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
In conjunction with the establishment of the Lionshead Redevelopment Master Plan a
clear need for a renaissance in Lionshead was an underlying goal of the Plan in order to
better the guest experience. A part of this guest experience was an identified need to
redevelop the south side of the Lionshead Parking Structure. The redevelopment which
has occurred in Lionshead in conjunction with the streetscape improvements has
heightened the need to construct a structure which will serve as a first and last
impression for the guest. The facilities contained within the proposed structure a
focused on providing a memorable guest experience. From a waiting room for users of
public transportation, public restrooms, an information center, and public ski storage
locker room. Furthermore, the proposed structure includes a flexible community room
space on the top floor which addresses a need identified and debated by the Council in
several public hearings.
It should be noted that there is a net increase in the amount of landscaped area with this
proposal. While the proposed building is enlarging to the east from the footprint of the
existing building an opportunity to increase landscaping west of the stairs in the
northwest corner and in pockets along the south fa�ade of the structure was created.
The net increase in landscape area total approximately 921 square feet.
Therefore, Staff believes this proposed structure will have a positive effect of the use on
light and air, distribution of population, transportation facilities, and other public facilities
needs.
3. Effect upon traffic with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the street and parking areas.
This proposal for an Auxiliary Building have been specifically designed and located to
address the items in the above criterion. The Town has analyzed all available data to
determine the size of the inside public waiting area and outside public waiting area with
the goal of improving the guest experience of the public transit and lodge shuttle users.
This proposed structure in conjunction with the Phase One transit shelter on the
Frontage Road and skier drop off will work together to address traffic congestion on East
Lionshead Circle. These changes and the anticipated changes in Phase Three, the area
that includes the space between the south side of this structure and the east bound bus
shelter, will further the safety of pedestrians in this area, by clearly delineating a
connection between the parking structure and Lionshead. Furthermore, the outside
areas between the curb line and the fa�ade of the new building will be snow melted to
increase pedestrian safety. The Town has involved the Public Works crews responsible
for snow removal to ensure the removal of snow is efficient.
Therefore, Staff believes this proposed conditional use permit will have a positive effect
on traffic with particular reference to congestion, automotive and pedestrian safety and
convenience, traffic flow and control, access, maneuverability, and removal of snow from
the street and parking areas.
�
4. Effect upon the character of the area in which the proposed use is to be located,
including the scale and bulk of the proposed use in relation to surrounding uses.
The proposed public transportation terminal is located upon property zoned General Use
district. Within this zone district many of the zoning parameters are established by the
Planning and Environmental Commission. As a comparison the properties surround the
Lionshead parking structure are zoned Lionshead Mixed Use-1. The zoning regulations
in this zone district allow for minimum setbacks of 10 feet off all property lines, heights of
82.5 feet maximum with an average of 71 feet, site coverage of 70%, and a minimum of
20% landscaping on a site. The existing Lionshead parking structure in conjunction with
the proposed changes would comply with the zoning requirements for the adjacent
properties with the exception of the landscape area and the setback of the new Auxiliary
structure from the East Lionshead Circle property line.
Per the outcome of the hearing with the Commission on October 11, 2010, the applicant
has worked on the tower element of the proposed structure. The Commission stated
that an appropriate height was in the vicinity of 65 feet. The applicant is proposing a flat
roofed tower that is 63 feet 8 inches high.
As discussed at the work session hearing there are architectural guidelines which
pertain to this structure as a result of its inclusion in the Lionshead Redevelopment
Master Plan. Chapter 8, Architectural Design Guidelines, of the Plan include these
provisions as is attached for reference. When reviewing a proposal of this nature the
role of the Commission is to focus on bulk, mass, height, scale and form for its effect and
relationship to the surrounding area and uses. In reading Chapter 8 the Commission will
find there are some contradictions between the vision identified at the start of the
chapter and the detail that is suggested further into the chapter. Additionally, it appears
the guidelines were written anticipating situations that are commonly found in the
Lionshead core which include a predominance of commercial on the ground floor and
residential on the floors above. An example of this are the residential styled window
openings and architecture contained with in the guidelines. In the case of the proposed
building it is intended to be civic in nature and therefore, inherently contains different
functions and land uses which translate to the exterior.
Staff believes this proposed conditional use permit will fit with the character of the area
in terms of bulk, mass, setbacks, landscape area, and site coverage. As was stated
previously in the memorandum the Design Review Board, Staff, and the applicant agree
that there is additional work need to the detailing, windows, and material applications on
the structure. There is one area which staff believes that the Master Plan could be
deemed to be inapplicable. That is with regard to Map P of the Master Plan which
depicts the defined pedestrian mall. In this Map the pedestrian mall is shown to go to
the face of the existing Auxiliary Building. The result of this determination that the
pedestrian mall extends to the south face of the Lionshead parking structure causes a
provision in Section 8.4.2.3, Building Height, requiring a step back in the face of the
structure to come into play. Staff believes that this step back requirement is not
applicable as the intent was for those step backs to occur along property frontages
adjacent to a"retail pedestrian street or mall". Staff believes that the identification of the
pedestrian mall to this extent was a result of the Master Plan recommendation to include
commercial on the ground floor and residential on the upper floors. Staff believes the
proposed structure complies with the intent of this section which is to present a
"dynamic, fragmented streetfront to outdoor spaces, rather than uniform blocks of
building mass" along retail pedestrian frontages.
10
VIII. STAFF RECOMMENDATION
The Community Development Department recommends the Planning and Environmental
Commission approves, with conditions, this request for a conditional use permit. This
recommendation is based upon the review of the criteria described in Section VII of this
memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve, with
conditions, this conditional use permit request, the Community Development
Department recommends the Commission pass the following motion:
"The P/anning and Environmenta/ Commission approves this request for a
conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town
Code, for a public building and grounds, to allow for the construction of a new
structure to replace the Lionshead Parking Structure Auxiliary Building to provide
guest re/ated facilities, located at 395 South Frontage Road West/Lot 1, B/ock 2,
Vail Lionshead First Filing, Lot 3, A Resubdivision of Lot 1, B/ock 1, Vail
Lionshead Second Filing, and East Lionshead Circle rights-of-way, and setting
forth details in regard thereto. "
Should the Planning and Environmental Commission choose to approve, with
conditions, this conditional use permit request, the Community Development
Department recommends the Commission applies the following conditions:
"1. This conditional use permit approval is contingent upon the applicant
obtaining Town of Vail approva/ of the associated design review new construction
application.
2. The applicant shall provide for the replacement of the parking spaces to be
eliminated as a result of this application either in a project to occur on the charter
bus /ot or through another Lionshead Redeve/opment Master P/an and Code
compliant means prior to the issuance of a certificate of occupancy for the
project.
3. Prior to the start of construction, the applicant must obtain a Town of Vail
Public Way permit and comply with the Public Works Genera/ Conditions for
construction. "
Should the Planning and Environmental Commission choose to approve, with
conditions, this conditional use permit request, the Community Development
Department recommends the Commission makes the following findings:
"Based upon the review of the criteria outlined in Section Vll of the Staff
memorandum to the P/anning and Environmenta/ Commission dated November
11, 2010, and the evidence and testimony presented, the P/anning and
Environmenta/ Commission finds:
1. The proposed conditional use permit is in accordance with the purposes of
the Zoning Regulations and the General Use.
2. The proposed conditional use permit and the conditions under which it will be
operated or maintained are not detrimenta/ to the public hea/th, safety, or
we/fare or materially injurious to properties or improvements in the vicinity.
11
3. The proposed conditional use permit complies with each of the applicab/e
provisions of Chapter 12-16, Conditional Use Permit, Vail Town Code."
IX. ATTACHMENTS
A. Applicant's application and criteria responses dated April 12, 2010
B. Applicant's responses addressing compliance with Chapter 8 of the LHRMP dated
October 18, 2010
C. Chapter 8, Architectural Design Guidelines Lionshead Redevelopment Master Plan
D. Site plan and architectural plans dated November 1, 2010
E. Map P of the Lionshead Redevelopment Master Plan
12
LIONSHEAD TRANSIT PROJECT
Conditional Use Permit
April 12, 2010
Background on Project
Growth and redevelopment in the Lionshead area has been significant in the past few
years. In response to this growth an expansion of existing transit facilities will be
necessary. In 2009 the Town of Vail initiated the Lionshead Transit Station project in
order to develop plans for improving transit and transit related services in the Lionshead
area.
While this study addressed a number of transit, transit related functions (slcier drop-off,
loading, hotel shuttles, charter buses, etc.), and other related master plan goals (inviting
portals, pedestrian experience, etc.), the focus of this effort was to define a solution for
establishing a central transit station within the Lionshead area. A"model" for a central
station is the transportation center in Vail Village. By way of comparison, transit
operations in Lionshead are dispersed throughout the area and lacicing the efficiency's of
the Vail Village center.
Transit station facilities necessary to accommodate in-town shuttles, local buses and ECO
buses were assessed base on both near term and long terin needs. It was determined that
over the near term between 9 and 11 bus bays will be needed and that in the long term up
to 12 to 14 bus bays could be necessary (Lionshead Transit Study, LSC 2009).
Given the existing "built condition" of Lionshead there are no perfect solutions for a
transit station from either the standpoint of location or cost. For these and other reasons a
phased approach will be taken toward implementing transit station and related
improvements in Lionshead. This Conditional Use Permit addresses the first phase of
improvements.
Project Components and Project Phasing
Six major improvements have been identified by the 2009 Lionshead Transit Station
project. These improvements have been divided into two phases. The first phase of
improvements includes:
• A 4-bay Regional (ECO) Bus Stop a the Lionshead Parlcing Structure (along the
South Frontage Road)
• Slcier Drop-off facility in the southwest corner of the Lionshead Parlcing Structure
• A left-turn lane on East Lionshead Circle at the Frontage Road intersection.
Plans are to begin construction of these three improvements in 2010 with project
completion extending into 2011.
Lionshead Transit Station CUP 1
April 12, 2010
Phase II improvements include:
Redevelopment of the Auxiliary Building at the southwest corner of the
Lionshead Parlcing Structure
Landscape/streetscape improvements at the east entry to Lionshead (south side of
East Lionshead Circle)
Streetscape improvements to the existing bus stop at Concert Hall Plaza
Construction schedules for these improvements have not yet been established by the
Town Council. Worlc has begun on the design of the Auxiliary Building and plans are to
submit a CUP application for PEC review later this year. Design work on
streetscape/landscape worlc at the east entry to Lionshead and at the Concert Hall Plaza
transit stop has not yet been initiated.
Description of CUP Requests
The Lionshead Parlcing Structure is zoned General Use (GU). The GU District is
intended to provide sites for public and quasi-public uses and most uses in the District are
allowed subject to approval of a condition use permit.
Two of the improvements contemplated for 2010 construction require a CUP:
The ECO bus stop would require approval of a CUP for a"public transportation
terminal", and
The proposed "west in/west out" access to the parlcing structure is a modification
to an existing public parlcing structure and as such a CUP will be necessary for a
"public parlcing structure".
The addition of a left turn lane to East Lionshead Circle, while an element of the
improvement pacicage submitted to the Town, does not require approval of a CUP by the
PEC .
The following summarizes the two improvements addressed by this CUP request:
ECO Bus Stop
This "transit terminal" involves a four-bay bus pull-off lane along the South Frontage
Road, a 1,200 square foot transit building, pedestrian circulation improvements and
landscape improvements. A number of design alternatives for this stop were considered.
The "pull-off bus lane" design has been proposed in order to minimize the loss of trees
along the Frontage Road and to also avoid modifications to the existing parlcing structure.
This terminal will allow ECO to discontinue service at the CHP stop.
The 1,200 square foot transit building will provide rest rooms and a passenger waiting
area. Pedestrian improvements include an outdoor waiting area and a wallcway
connecting the transit stop with the southeast corner of the Lionshead Parlcing Structure.
Lionshead Transit Station CUP
April 12, 2010
This wallcway runs along the western end of the structure such that pedestrians will not
have to wallc the structure's parlcing areas and drive aisles. The pedestrian wallc will
require the removal of four existing parlcing spaces.
West In/West Out entrance to Lionshead Parlcin� Structure
The new entrance into the Lionshead Parlcing Structure will provide access for short
term/slcier drop-off parlcing. The goal of this improvement is to provide an easily
accessible location for slcier drop-off that is proximate to the Lionshead pedestrian area.
One of the greatest challenges with the existing "east Lionshead entry area" is with the
congestion and safety issues created by "illegal" slcier drop-of£ It is hoped that this new
slcier drop-off location will provide a workable solution to this problem.
CUP Criteria
The following criteria are to be used by the PEC in the review of a Conditional Use
Permit request:
Describe the precise nature of the proposed use and the measures proposed to malce the
proposed use compatible with other properties in the vicinit�
The "precise nature of the proposed use" is described above. The most significant
measure talcen to ensure that the proposed use is compatible with properties in the
vicinity is with regard to the location of the ECO stop. Locating the stop along the South
Frontage Road has created a significant buffer from adjacent residential properties and is
also a much more sensitive solution than a transit station on East Lionshead Circle. The
proposed west entry to garage is intended to provide safe and convenient short-term
parlcing/drop-off facility, thereby eliminating illegal parlcing on the street. This will ease
safety and congestion issues that currently impact adjacent properties.
The relationship and iinpact of the proposed use on the development objectives of the
Town.
Transit is a lcey element in regards to how Vail functions and the overall experience
guests, visitors and residents have while in Vail. linprovements to transit functions will
inevitably improve these experiences and in doing so positively address the Town's
development objectives.
The effect of the use on li�ht and air, distribution of population, transportation facilities,
utilities, schools, parlc and recreation facilities, and other public facilities and public
facilitv needs.
Proposed improvements will have a number of direct positive impacts on the factors
mentioned above. While technically not a part of this CUP application, the turn lane to
Lionshead Transit Station CUP
April 12, 2010
be added to the East Lionshead Circle/Frontage Road intersection will greatly improve
vehicular circulation. The slcier drop-off located within the parlcing structure is expected
to ease congestion and safety issues caused by "illegal" on-street drop-offs. The ECO
stop will improve service to this portion of Lionshead.
The effect upon traffic, with particular reference to con�estion, automotive and
pedestrian safetv and convenience, traffic flow and control, access, maneuverabilitv, and
removal of snow from streets and parlcin� areas.
linprovements to the transit systein will hopefully promote ridership and in doing so
reduce the number of cars on Vail roads. The slcier drop-off located within the parlcing
structure is expected to ease congestion and safety issues caused by "illegal" on-street
drop-offs. This should greatly improve the pedestrian experience at the east entry to
Lionshead.
The effect upon the character of the area in which the proposed use is located, includ
the scale and bullc of the proposed use in relation to surroundin� uses.
The proposed transit station building is single story and only 1,200 square feet in size.
The scale of the building will have no effect on the character of the area.
Lionshead Transit Station CUP �
April 12, 2010
October 18, 2010
Mr. Warren Campbell
Town of Vai175 South Frontage Road
Vail, Colorado 81657
RE: CUP/Auxiliary Building
Dear Warren:
The following is provided in response to your email of October 14ti' We loolc forward to
discussing this with you further.
Compliance with Chapter 8 LHMP
Architectural Guidelines of the LHMP envision "a unified composition of buildings and
public spaces based on timeless design principles of form, scale, and order, made
responsive to their setting and environment". New designs are encouraged to "move
towards the future — using historical alpine references and Vail Village as antecedents".
Individual property owners are "allowed individual expression while establishin� and
maintainin� an overall unifvin� character and ima�e for the entire community". Similar
to the recently approved Frontage Road Transit Building, this proj ect is envisioned as
bridging a Colorado Alpine Aesthetic within the Vail Vernacular. The building is shaped
by its environment, its context and the design guidelines and goals of the LHMP.
Together these considerations are incorporated into a lively and dynamic structure that
celebrates the entry into Lionshead — in both its form and its use.
The LH1VIl� provides no specific direction on the "architectural style" for Lionshead, as
evident when evaluating buildings that have been constructed since adoption on the
LH1VIl�. Given its size and location the Arrabelle is the most prominent among these and
this building certainly has its own distinctive architectural style. However, other projects
such as the new commercial phase of the Landmarlc express a very different architectural
style. Sitting beside each other as immediate neighbors, these two buildings are
examples of the rich variety of buildings within Lionshead. This variety and uniqueness
are what give life and energy to the Village-scape and create the desired richness and
"authenticity" of this neighborhood.
The Lionshead Transit / Welcome Center is responsive to the "timeless design principles
of forin, scale, and order" as articulated in the LH1VIl�. The architectural expression of the
building is talcing its cue from the site context — located immediately adjacent to a pre-
stress concrete parlcing garage and near the Civic Center/Dobson/Library area.
One of the main goals of the Architectural Design Guidelines from the LHMP is to
enhance existing pedestrian spaces within the "mall" and as such many of the design
considerations from the LHMP are not directly relevant to the proposed Lionshead
Transit / Welcome Center. The following responds the more pertinent design guidelines
from Chapter 8 of the LHMP:
• Landmarlcs
Utilizing the elevator tower element as an architectural landmark this "beacon"
will provide an important sense of orientation for the community. A landmarlc in
this location is identified on Map R of the LHMP.
• Building Form and Massing
The existing parlcing structure is a large but somewhat unassuming building that
does little to animate the street or create an edge along E. Lionshead Circle. The
Lionshead Transit / Welcome Center introduces a new building that acts to define
the street edge and animate a street level public realm with the introduction of
new uses and activities. The scale of the building is well within the height limits
and "step bacic" considerations outlined in the LHMP. Vertical wall faces are
"brolcen up" and articulated with offsets and by the use of varied building
materials as outlined in the LH1VIl�.
• Exterior Walls
The proposed building expresses a distinctive base (highly transparent ground
floor that invites pedestrian's into the buildings public spaces), a middle
(predominantly horizontal stone element of building), and top (the roof forin,
community room and terrace).
• Exterior Walls/Materials/Colors
The primary wall materials are stone and wood siding, two materials commonly
associated with "our Colorado mountain resort heritage". The metal slcin
proposed for the elevator tower/landmark element is considered a"secondary
building material". While the use of this material exceeds the 500 SF limited
contemplated by the Guidelines, in the context of the entire building this element
is clearly "secondary".
Colors of the building are in lceeping with the LHMP and the use of three exterior
wall materials is also consistent with the Guidelines. Each of these primary and
secondary materials will be rendered with special attention to detail to convey a
"hand —made" quality and crafted palette. The materials will be selected to blend
harmoniously together, age gracefully, and be selected from regionally
appropriate and local materials to the greatest extent possible. Expressive details
and well crafted assemblies will convey the civic nature of the project and the
pride of a community building.
• Roofs
The predominant roof form of the building is the east-west oriented gable form
over the main portion of the building — acting to screen a significant face of the
existing parlcing structure. A secondary gable form is also proposed over the
elevator landing area — oriented, scaled and crafted to focus and direct the
pedestrian visitor through the structure and to the slci hill. A small area of flat
roof (+/-650 SF) provides a rooftop terrace for the Community Room.
Roof Height
The proposed "base elevation" of the Lionshead Transit / Welcome Center is 81462
(slightly lower than the existing finished floor elevation of the building).
The main roof ridge is set at 8194.1 resulting in a building that is 47' 10'. The height of
the elevator tower is 63' 8".
Site Coverage
The subj ect site includes two parcels — Lot 1, Blocic 2 VaiULionshead First Filing and Lot
3, Blocic 2 VaiULionshead First Filing. The total site area of these two parcels is 5.922
acres, or 257,962 sq. ft. These figures do not include the Lionshead Circle right-of-way
which bisects the site.
Existing Site Coverage 132,058, or 51.1% (this includes the FRTB)
The proposed project involves the demo of 4,092 square feet and replacing it with a new
building with a 5,355 sq. ft. footprint. As such the added site coverage is 1,263 sq. ft.
Proposed Site Coverage 133,321, or 51.6%
Sustainability
The purpose (public transportation) and location (previously development site) both
further the goals of sustainable design. The following sustainable design elements are
proposed for the new Lionshead Transit / Welcome Center:
• Site Lighting Fixtures will be "Dark Slcy"
• Roofing Material with Solar Reflectance Index greater than 29 for Steep-Sloped
Roof
• Green Roof at portion of Flat Roof
• High-Performance Exterior Walls with linproved Insulation
• High-Performance Glazing with Shading of South Facing Glass
• Daylight and Views from most Normally Occupied Spaces
• Use of low VOC Paints and Stains at Interior Spaces
• Use of low VOC Flooring Systems and Composite Wood Materials at Interior
Spaces
• Recycling Collection and Storage
• Recycled Content in Concrete, Steel, Window Frames, Carpeting, etc.
• Regional Materials such as Beetle-Kill Pine used as Interior Finish
• Certified Wood pending Construction Schedule
• Energy—Efficient Mechanical Systems
• Low-Flow Plumbing Fixtures
• Enhanced Lighting Control with Energy Efficient Lamping and Occupancy
Sensors
• HVAC Controls with Thermostat Setbacic
The following sustainable design elements are under consideration. No formal
commitment to provide the items below is being made at this time. Final determination
on the inclusion of one or more of these elements will be made following pricing and
further consultation with the client:
• MEP Sub metering with Building "Dashboard"
• Photovoltaic Panels
• Hot Water Solar Panels
• Transpired Thermal Collectors
• Passive Cooling with Operable Windows and Whole-Building Exhaust
• Circulation of Fireplace Heat
• Passive Thermal Labyrinth below First Floor Slab
Parking
The project involves the removal of six existing spaces (primarily to improve pedestrian
movement through the existing parlcing structure) and the new Lionshead
Transit/Welcome Center generates a parlcing requirement of approximately seven spaces.
This loss of parlcing and the new parlcing demand will be satisfied by the planned
construction of +/- 60 new surface parlcing spaces at the east end of the Lionshead
Parlcing Structure. No formal striping/signing of these spaces is planned.
Thanlc you for your questions. Please do not hesitate to contact me with any other
questions you may have.
Sincerely,
Thomas A. Braun
CC: Tom Kassmel
Lou Bielcer
CHAPTER 8: ARCHITECTURAL DESIGN GUIDELINES
8.1 Vision Statement
The Lionshead neighborhood in Vail presents the opportunity to establish a dynamic and
exciting community within one of the premier resorts in the world. Lionshead's mountain
location, proximity to the slci slopes, and ample residential base evolces the vision of a truly
special place, full of vitality and interest. This vision can be achieved through redevelopment
of the community by addressing site and architectural issues, and through consistent and
effective transitions from existing to new buildings.
The pedestrian experience of the public spaces within Lionshead is the most critical issue for
redevelopment. Many of the existing spaces are static and uninteresting, due to a prevailing
grid organization and lack of animation and architectural coherency within the spaces. One of
the most effective ways to intensify this experience is through careful design of the architecture
which defines the public spaces. Visually dynamic variation at the pedestrian level can help
avoid a monotonous streetscape, and judicious use of ornament, detail, artwork, and color can
reflect individuality and establish a variety of experience.
The architecture of Lionshead is envisioned as a unified composition of buildings and public
spaces based on the timeless design principles of forin, scale, and order, made responsive to
their setting and environment. It is not envisioned as a strict dictation of a specific "style" or
"theme." Many existing buildings within the community are built of monolithic concrete slabs
and lacic any sense of order or personality. The new image for Lionshead should move towards
the future—using historical alpine references and Vail Village as antecedents. This design
frameworlc will allow individual property owners freedom of expression within the
personalities of their buildings while establishing and maintaining an overall unifying character
and image for the entire community. In addition, it is paramount that the redevelopment effort
address specific design considerations generated by the location, climate, and surrounding
environment, such as addressing views, using indigenous building materials, and reflecting the
alpine heritage.
Designing in response to our regional heritage, adhering to a consistent architectural order, and
enhancing the public experience will enable Lionshead to define its own identity—malcing it a
distinct and special place not just within the context of Vail, but within lcindred mountain
communities around the world.
8.2 Organization, Purpose and Scope
The organization of the Lionshead Architectural Design Guidelines is based upon describing
the "big picture" of the redevelopment effort first, and then studying the more detailed aspects.
Sections 8.1 and 82 begin with the "big picture" and offer the "vision" for Lionshead, and
provide explanatory information regarding organization, purpose, and scope. Section 8.3
contains special provisions for new and existing structures, including redevelopment priorities,
triggers, and transition tools. This Section addresses how flexibility in the application of the
Guidelines should be applied to development applications under consideration by the Town's
Boards and Commissions. Section 8.4 contains the Guidelines themselves, but begins first with
the "big picture" of planning considerations which may overlap with the Lionshead Master
Plan. Prospective developers and/or designers should study this portion of Section 8.4
carefully, to see what design criteria must be met if their project occupies a special site relative
�-1
to building roles, pedestrian streets, or transition spaces. The latter portion of Section 8.4 deals
with the architectural principles of the Design Guidelines, starting first with overall issues such
as building form and massing, then moving into more detailed issues such as dimensional
criteria for architectural components, materials, and colors. Section 8.5 provides a"quicic
glimpse" of the quantitative values outlined in the Guidelines.
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The purpose of the Lionshead Architectural Design Guidelines (ADG) is to worlc in concert
with the Lionshead Master Plan to enhance the existing experience within the community,
improve the quality of life, focus direction for future growth, create visual harmony, and
improve property values for businesses and homeowners. This document constitutes a design
philosophy for the community, which when integrated with the Lionshead Master Plan, helps to
establish Lionshead as a coherent, dynamic village with a true "sense of place." These
Guidelines are intended to direct the growth of the community through distinct levels of
perception, froin views of the neighborhood from the mountain and the highway, to perceptions
within its pedestrian streets, to the detail level of artistry and ornamentation on the structures
themselves.
The scope of the Design Guidelines includes all criteria related to the architectural design of
new and redevelopment projects within Lionshead, along with site and planning criteria which
relate directly to architecture. Other site and planning criteria may be found in the Lionshead
Master Plan, and should be reviewed concurrently with these Guidelines. Structures which
have been reviewed and approved by regulatory agencies for Lionshead prior to the
endorsement date of this document may present special circumstances with respect to the
criteria cited within these Guidelines, and will be handled per Section 8.3.
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8.3 New and Existing Structures
8.3.1 Special Provisions
While these Guidelines offer a roadmap for the redevelopment of Lionshead, they are
not intended to limit the efforts of developers and/or designers involved with new and
existing structures. It is understood that many of the buildings within the community or
may be unable to comply with some of the criteria described in the ADG. Many
existing buildings, for instance, may already exceed the height criteria identified. Some
existing roof pitches within the community may not meet the numerical values
described. And many of the existing pedestrian streets may fall well short of the "ideal"
proportions depicted. These and similar issues will be handled on a case-by-case basis,
with determination of compliance based upon whether the building meets the general
intent of these Guidelines and the tenets described herein.
Similar to existing structures, it is also understood that from time to time the Town may
determine that it is desirable to afford flexibility in strict application of the Guidelines
to new development projects. In these instances, the reviewing body shall rely upon the
stated review criteria for deviations to the Architectural Design Guidelines outlined in
sub-section 8.3.3.A contained herein.
Proposed renovations or additions which meet the general intent of the ADG will be
offered more latitude with respect to specific non-compliant items than those which
stray from the overall vision of Lionshead as described within—variances will be
granted from the detail of the Guidelines if the overall intent is met. In addition, ar�y
naear�ir��zJ efforts to enhance existing structures will be recognized as positive
progress, and strict compliance with the "letter" of these Guidelines is not meant to
discourage potential improvements.
8-3
8.3.2 Development Master Plans
Since many of the structures within Lionshead are pre-existing, Development Master
Plans are highly encouraged to define long-range goals for buildings within individual
parcels. These Plans should be presented to the Design Review Board (DRB) for
review when applying for initial building design approval, and should include
information such as:
• Overall architectural "vision" for all buildings within the site
• Design strategies for maintaining consistent architectural language between
renovations and new construction within the site
• Proposed phasing plans
8.3.3 Redevelopment Prioritization and "Triggers"
Consistent with Section 8.3.1 above, existing properties are encouraged to renovate and
rehabilitate, to the greatest extent possible, the exterior of their buildings according to
the parameters of the ADG. It is recognized, however, that a single, complete, and
comprehensive exterior renovation may not be economically possible for all existing
structures, and incremental improvements must be allowed. Having said this, the
following potential exterior improvements should be considered as priorities by both
private property owners and the Town of Vail. All reasonable efforts to encourage,
provide incentives, and facilitate these improvements should be made.
• Renewed and expanded retail frontage. For properties fronting the Lionshead
retail mall and retail pedestrian streets, the renovation and expansion of the
ground floor retail level is perhaps the most critical element in revitalizing the
Lionshead retail core.
• Roofs. As outlined in the ADG, the roofscape of Lionshead is a critical
component in "lcnitting" together the built environment and providing visual
cohesion to the urban fabric of Lionshead.
• Planning considerations. All buildings in Lionshead, both existing and new
development, should seelc to fulfill the roles of landmarlcs, portals, turning
points, and other roles as outlined in the Master Plan.
• Form, massing and height criteria.
• Building surface treatment- walls, doors, windows, signage, etc.
• All other components of the architectural design guidelines.
A critical question regarding the renovation of existing structures is when compliance
with the architectural design guidelines is "triggered" or required. Regarding this, the
following guidelines should be considered:
• To the greatest extent possible, renovating properties should endeavor to malce
significant and meaningful improvements to their properties as opposed to
small, insignificant improvements. This does not discount the importance of
any improvement to a properties exterior.
• Any single incremental improvement to one building element will not
necessarily trigger compliance on all remaining building elements. However,
any portion of the building being improved should do so according to the
parameters of the architectural design guidelines. For example, if a property
applies to resurface the walls of their building, this resurfacing should be done
�-�
• Any proposal to add significant volume or mass to a property may trigger full
compliance to the Master Plan and Architectural Design Guidelines. Deviations
from this requirement shall require demonstration of compliance with the
procedures and review criteria outlined in Subsection 8.3.3.A herein.
8.3.3.A Review Criteria for Deviations to the Architectural Design Guidelines for New
Development
Similar to the implementation policies of the ADG prescribed for existing structures,
the Town has determined that there may be instances where flexibility in requiring strict
compliance with the Guidelines for new development maybe in the best interest of the
community and the furtherance of the goals and objectives stated in the Lionshead
Redevelopment Master Plan. That said, however, it is acicnowledged that such
instances are rare and extraordinary, and shall be considered on a case-by-case basis.
To aid in determining when flexibility shall be afforded to new development from strict
compliance with the Guidelines, review criteria have been established. The degree of
design deviation flexibility afforded to a development project shall bear proportionately
to the extent of the improvements proposed. For example, a development application
that proposes the construction of a new structure which includes the demolition of an
existing structure or adds significant volume or mass to a property, shall more fully
comply with the prescribed Architectural Design Guidelines outlined in the master plan
than an application which proposes a renovation or addition to an existing building
The following criteria shall be used by the Town of Vail Planning & Environmental
Commission and Design Review Board to determine if deviations to the Guidelines
should be granted:
It shall be the burden of the applicant to demonstrate to the satisfaction of the Town of
Vail Planning & Environmental Commission following a recommendation from the
Design Review Board that:
• The request for design deviations are in compliance with the purposes of the
zone district; and
• The proposal which includes the design deviations is consistent with applicable
elements of the Lionshead Redevelopment Master Plan; and
• The proposal which includes the design deviations does not have a significant
negative effect on the character of the neighborhood; and
• The proposal substantially complies with other applicable elements of the Vail
comprehensive plan; and
• The design deviation meets or exceeds the intent of the specific design standards
as prescribed in Section 8.4; and,
• A public benefit is achieved as a result of the design deviation; and,
• The design deviation furthers the goals, objectives and purposes as stated in
Sections 2.3, 2.5 and 82 of the Lionshead Redevelopment Master Plan. (Res.
18, Series of 2004)
8-5
8.3.4 Transition Tools
Transition tools used to revitalize Lionshead are generally outlined in the specific
design criteria within these Guidelines, but are important enough to merit their own
subsections.
8.3.4.1 Build-to Lines
Build-to lines can be used to better define the existing public spaces, and to create new
ones. Delineation of these build-to lines is illustrated within the Master Plan. When
using these planning parameters to define public space, designers should give careful
consideration to the "ideal" pedestrian
- street width-to-height relationships
--�� �-- _--� illustrated in Section 8.4.1.3. Design
�Q �� � , � of new building edges within approved
;� ,�� �� � build-to lines should be carefully
�- ���. -- evaluated to malce maximum use of the
, ,� • .. + •,�,
'' '' �`� ��� new retail space, and how the added
r-r"t"Pn - � building mass adds to the overall
pedestrian experience.
� � �
� i �
.�{_ �
��: '� � 1 � r�' �l
_� ; � _
,,
� � :�, �,�z...,.
;�.�:u � � .:��. ,,.�; �'u"
r�.-.i�r.,�rri��.
�'E���
I'r.�s h.; r� ,�-� l..ria[���� hrt�lc[r�1,s�� c�rn r.vf� i�F��lur�°rl �r,si�+�
rr�l�iil-lf�i�c�! �'i�Icmr�cicl��.r. u�ii� rnnJ j��rn:s, u'uur cr��d uandoir rrr�rr
uircl u�pi•r�rY+•rnle �Jc•tuiliri,��.
8.3.4.2 Roof Replacements
The replacement of flat roofs with
pitched roofs can greatly improve the
image of Lionshead, and roofing
projects for existing structures which
incorporate the criteria described
herein should be considered whenever
possible (see criteria for existing roof
compliance in Section 8.4.2.7).
Roofing proj ects which are part of
planned building maintenance
programs should be used as
opportunities to add life and interest to
buildings, through the addition of
pitched (or mansard) roofs which meet
the forin, pitch, material, and color
criteria identified within these
Guidelines. These retrofitted roofs
will greatly enhance the image of the
individual structures, and will also act
to tie dissimilar structures together
within the community.
8.3.4.3 Door and Window Enhancements
Enhancements to doors and fenestration can also serve to add vitality and
interest to otherwise uninspiring buildings. Doors at primary entries and
retail frontages should be improved whenever possible, to encourage
�-E�
pedestrian interest and add to the vitality of the streetscape. Modifications
to overall building fenestration and window detailing (at lintels, trim, jambs
and sills) can be used to articulate the notion of base, middle, and top on
buildings, and to introduce mountain-friendly windows to the community in
terms of energy efficiency and views.
8.3.4.4 Building Finishes
Simple improvements to building finishes, such as covering drab, monolithic
precast concrete panels with textured stuccq or applying stone veneer to tie
buildings to their sites, can act as successful transition tools, with relatively
minimal costs. New finishes add to the aesthetic appeal of buildings but can
also be used to provide tangible, value-added improvements to structures,
such as installing exterior insulation and finish systems (EIFS) to increase
thermal performance of buildings, or stone veneer to protect lower levels
from impact damage during snow removal.
8.3.4.5 Detail and Ornamentation
And finally, the addition of ornamentation and other detail appropriate to
Lionshead—used in conjunction with one or more of the previously
mentioned strategies—can greatly refine the quality of architecture
throughout the community. Well-crafted retail fronts will entice passers-by
into shops and other commercial areas, while careful detailing at eave lines
on new roofs will interlocic roofs with building masses and tie new roofs to
the overall building language. Custom lintels over doors and windows will
also add visual interest, and detail on building finishes—such as articulated
bands on stucco or finely-crafted stone caps on stone veneer—will add to the
overall quality of structures within Lionshead.
8.4 Design Guidelines
8.4.1 Planning Considerations
8.4.1.1 Introduction
As noted earlier, most criteria governing site issues relative to Lionshead
redevelopment may be found in the Master Plan. However, some site issues
relate directly to the architecture of the community and are therefore
described within this section. Issues such as special "roles" buildings may
play within the community, comfortable proportions for pedestrian streets,
and the notion of domain are crucial concepts which rely heavily on the
architectural entities which define thein, and are therefore described in detail
on the following pages.
8.4.1.2 Building "Roles"
Certain building sites within Lionshead occupy special locations within the
urban "fabric," or "texture" of the community. To malce best use of these
special sites and energize the pedestrian experience, buildings on the sites
will be required to meet the criteria that immediately follow, in addition to
the general criteria described throughout the rest of the document. The
�-7
J. +.
locations of the special sites are identified within the Lionshead Master Plan.
This section outlines specific architectural requirements for buildings which
occupy these critical sites, based upon the types of buildings, or building
"roles" most appropriate to the sites, including portals, edge definers, space
definers, and landmarlcs.
PoNtals
Portals act as the "front doors" to communities or urban spaces and therefore
often present the first images to pedestrians. Buildings which are located on
lcey sites need to act as inviting and "friendly" portals to or within
Lionshead. Stand-alone structures can act as portals through appropriately-
scaled, large openings and significant mass, while multiple structures can
accomplish this through proper siting and relationship to one another.
Human scale can be achieved with portals by introducing horizontal
architectural components which relate to the surrounding context, such as
retail frontage heights and other critical eave heights. This can also be
y � �, achieved through careful design of detail
���� �• � � �' ���� which is considerate of the human form; that
�`" r is, detail which relates to dimensions people
;��� are most comfortable with, such as railing
� �'� heights, head heights, story heights, and similar
��' �� proportions. Portals within Lionshead can be
�'� ��'�'� effective if they present enough mass to
T-
,��� ,� � •� enclose the spaces they are defining, with
� F. W,
?� enough open area to present the sense of entry
,:r ",�.:,���.
" �° needed for a community of its size and
� � � � ��� `���� �-�����'� complexity. They may serve additional
�,• : � � �.
# . �"- �:: .
'��, �� ,��- �-.� °:: � functions as well, such as living areas, bridges,
� �?�� `;' - �-�-�. � �
-'' ` � ' �� ��'' � " � '< ' "�� or enclosed connectors, which can help to
�:
���;;._ �
� ��'� � -�� further animate the portals and provide
� �* � ��- � � additional income-generating space.
/ ���`° ��r)��� � ��:
Jl�:pS� r a�:�.:Y �:iP��� � s•w� .
� . �1�•I��r! �cr�� lii�li� <��l�r�i•��
r++�i�r � .,��
Edge Def neNs
Whereas portals act as the "front doors" to urban communities, edge-
defining buildings act as the "exterior walls" for communities. Where the
edges of Lionshead meet areas exterior to the community such as Vail
Village, the Gore Creek Corridor, and the highway, buildings must present
appropriately-scaled, well-defined edges to contain Lionshead or act as
distinct transition zones from one neighborhood to the next. The forin,
massing, and height guidelines identified in Sections 8.42.2 and 8.4.2.3 will
direct much of the design of these edges, but additional considerations such
as building siting, scale, and architectural image should be taken into
account as well. Building siting should allow for openings to occur between
structures which malce up the community edge, to encourage passers-by to
take inviting glimpses inside Lionshead. In addition, buildings along edges
�-�
��.
f�rii .��.Ii li.���.!;1:�' 71�c1.Ci :�.i��rYlri rrE'Il!1�' r�fs'i
should be scaled according to nearby
structures. Architectural language
should be used to offer a consistent
image of Lionshead from the
outside—proportions of buildings and
the ways in which they are detailed
need to reflect the overall image
found within the community, and
"loud," self-promoting buildings
which reference only themselves
should be avoided.
Public .S'pace Def neNs
To continue the analogy, structures -;�'�
which define public space act as the ��s �,
"interior walls" of Lionshead.
These buildings should address -
public spaces with their primary -`- '�
facades, and should not "turn their '����' �'��
bacics" to the spaces. Buildings ���
which define public space should -�-=�--�--� ��
have distinct wall planes, with
relatively minor plan and elevation �.`.�__ ��- ��
'r ..
offsets. Building footprints which -L-� �
are based upon rigid grid layouts -�
,� -
should be avoided; instead,
designers are encouraged to ����
develop more inviting, irregular ���
public spaces which offer surprises
to travelers as they proceed through
Lionshead. Definition of the
corners of public spaces is critical to contain
those spaces, and can be accomplished through
significant massing at the corners. In addition,
important heights such as tops of shopfronts and
prominent eave lines should be reinforced on
buildings which define public space, because
they encourage the eye to follow the "walls" of
the public space around its perimeter, thereby
strengthening the sense of encloseure.
�
„,.� _
�,�:.:�
• �,r,�.�
? �' -. [ ��irrr,� :i<<r;s .,rr����irr ,<<
LandmaNks
A landmarlc provides a sense of orientation for
the community, and reinforces its "sense of
place" or image. As such, it must be visible
froin lcey locations within the community, such
as portals and major public spaces, and must
offer an image consistent with Lionshead. As a
�-��
L�_ '1
-". '.7 �:
'�!
�.. ��`: �.
.- .-.-•k.�.--�
r
,. ._.. ,��.
, : ,�-.� l.c��r<lr�rr�i•ti�s �•i•��ilui•cc rii�
r�ita,�� n! I.in�2.rii�°url.
unique architectural element, a landmarlc should be designed to clearly stand
out from the rest of the community, while still presenting a consistent design
language. Care should be taken to provide a clear hierarchy between the
village landmark and other, secondary landmarks. Landmarks are most
successful when they serve special functions such as bell towers, clocic
towers, monuments, or public art, rather than being self-serving.
Furthermore, they should be carefully scaled to the buildings adjacent to
thein, as well as to the overall scale of the urban village.
8.4.1.3 Pedestrian Streets
�dth-to-Height Relationships
Ratios of width to height at pedestrian streets and other outdoor spaces are
crucial to the success of those spaces. While ideas of comfortable, inviting
scale differ greatly between cultures and individuals, for the purposes of
these Guidelines, European mountain antecedents—integrated with our
Colorado resort location—have been used as the basis for determining
"comfort." With this in mind, pedestrian streets shall be designed with
cross-sections exhibiting 1:1/2 to 1:1 '/� width-to-height ratios.
Approved cross-sections for pedestrian streets will be calculated using the
r�ea��es�t walls which line the streets. Walls which are 16' high or less (to the
eave) from ground level will not be considered as part of width and height
calculations. Walls greater than 16' high (to the eave), however, interrupt
pedestrian site lines from street level, and offer a strong sense of enclosure
for pedestrians. Therefore, these walls ���ill be included as part of street
width and height calculations. The sketches shown in this section illustrate
some examples of acceptable ratios, using both "short" and "tall" walls.
. . �i�' 1�4'icEtl7 Se�h�ck
Fr�� �-9 J. 1:_' 1-crrrn r' F�+�1� ��r111s1
8-10
Fr,r,� b'-l�i 1 1!'+-n�ir� r� lri,�Ji ir�ril.ef.
The intent of the width-to-height principles is to direct the development of
comfortable, human-scaled pedestrian streets. However, all other criteria
identified within the Lionshead Master Plan and the rest of this document,
such as build-to lines, form and massing criteria, and height restrictions, talce
precedence over the ratios identified herein. Within these parameters,
exceptions to the listed ratios may be considered if the intent has been met.
;;;: ��, h
� ;�
�`�: `j' � � ' ' � Public and PNivate Domain
.` ��"�. :� � , „
' � � �� ��� � ��� ' � r� ��' Proper understanding of the
�� �: �
t �;�i� ��' � . ' � �� :=- � ��"" notion of public and private
�'`r,;!'� 3:
�f �!�!'• W
�
,.� -
! 1�; ,�s-1 f �'�„rjn�•r«61� rr�r„��r,:,r h�,��r !'r;'�In rr, i� ��r;
!'uhl�r �ir��urrnlr �u su n��rl� �,�ii
domain presents the opportunity
to introduce another level of
pedestrian movement through
Lionshead—one in which traffic
flows laterally across outdoor
spaces, rather than simply along
them. This lateral flow also
reinforces the concept of
weaving the sides of outdoor
spaces together, through
psychological, visual, and
physical ties.
Specific levels of domain can
range from public, semi-public, semi-private, to private. Designed properly,
the varying relationships between these levels can act to strengthen the ties
within a village, and add to the spatial interest—or quality level—of the
outdoor spaces. These additional "layers" of space along public ways add
excitement and vitality by presenting varying strategies of design and
detailing to pedestrians as they travel through the layers from public to
private space, or vice-versa. In addition, they provide comfortable transition
spaces from public to private,
rather than presenting an abrupt
, , i�;�!� ���I ;%.';�
� ex erience from one domain to the
f�'� r' �; ; %�`; ;�,,'•;. � ��` �, p
�'� •� ��; ��� next. However, poor design of
�,;, ;;� ��r,. .
�' "� � �•;;�;,,� � domain and the ways in which the
� �� � '•"��! �', %�' ���' ; ' different levels interact can lead to
�'�`� % %� ; f i
'�`"�`��'�"�� �� �' psychological, visual, and physical
rf �. �.,; • ,- p
I a p n-_.- ¢q �
, , �, ❑ segregation of the levels, leading in
� n � turn to empty and monotonous
,,��i `�-a ��� �n -� d public spaces rather than active and
�f
� ,;.-� interesting ones.
� ;,;- ;� /�;, f�i /;� �,
�. ; . •; ,��
, ; , ;,
;;. ,���
1111?`�i•f---�1'C[7(�i�. i+f1[i?1(L1-. [lY7:�f17'fq![71'Y('17l1'fe'A
.!r,�:ri�i +-i���rr:r±: rl-:rlr.ti;r�,,:-r�!;! !; � +,, , ��.r,-:rl�r .rl-r�e�r.ti�
�-11
The aim of these Guidelines is to
reinforce the concept of
t��ar�spa��er�cy between public and
semi-public, or street and shop.
Segregation of these levels of
domain shall be avoided whenever possible. To this end, colonnades,
arcades, porticos, and other covered ways along shopfronts shall be designed
to invite—rather than repel—pedestrian traffic. This may be accomplished
through thoughtful design of visual and artistic elements such as signage,
window displays, shopfront lighting, and the like, and physical elements
such as coluinns, planters, and artworlc. As visual and physical barriers are
removed, psychological ones will follow suit. Design of street-edge
sidewallc cafes, patios, and colonnades are described in Section 8.4.1.4 of
this document.
8.4.1.4 Transition Spaces
GeneNal
For the purposes of these Guidelines, transition spaces are defined as the
architectural components which line pedestrian streets and other public
spaces. With this in mind, all structures which form transition spaces shall
be designed with the transparency and other characteristics described earlier
in this document, along with the dimensional criteria to follow. The intent is
to create a layer of frontage with interest and life, rather than the typical
homogeneous shopping center so common today. To this end, great latitude
is permitted for the design of transition spaces.
OutdooN Dining/.S'idervalk Cafes
Semi-public areas such as outdoor dining and sidewallc cafes offer the
opportunity to engage pedestrians with dining activities and serve to animate
the public spaces with the presence of people. As "outdoor rooms"
themselves, these types of spaces create a high level of transparency
between public and semi-public domains. Minor grade changes can actually
be very effective in these areas, and planter walls, guardrails, and the lilce
can act to define the
spaces and add another
';�'j t-��.; '--� ;;! ��� level of detail to the
4 �` � y.
I �i, , , �`"! ; ��"�. public ways. However,
N. _,� ;' G�
. ti��. � � � � ;
,,�.����_ - r.�� �; �;��� ' the subtle awareness and
. � ��'�; �' ���`�– �' �""���` ' ,���,- interaction of people from
`�r i '�- ��
� ' �j.r ;: � ,���. ,., , �.�`� ; ��� �_ _ _ the public spaces with
�i��� �� __ � _ i "„� ,. . 4:
�. , � ,� � � I� � ; � �. ,,�.. � i �� �,�-- � -� people inside the dining
!';, " ; � �� �,�,�t�,����'��-�� areas or cafes is
� !'�� " �`r � �ir�, ; ' � ' .,��,� �..� �. � ; important, and therefore
t �
' � =�� =.-��' � '�1'� �-�� � severe physical or visual
i �: -_ -- = , � �� �f�.� � l'``_ �
-• - -_ � ` � - � �'��'` � barriers should be
�:', ..-'�. �r>_.--:�---: �., ' — �.`•k..
���, � ,� �'r��s= �;.; • -`-�:`� ..�,,: N . .
� �� �� �� minimized whenever
���;���� _ : � _� -� .--= :� ��,�� .
�..._�,. �� ., .•�' .� �: �;� possible.
}• . -> 'f i ..YY. i � 3� � `` �,'�}r �
fh y',,.�,�_j ir,r� - _�s•�-Y�=��''9 �'�-s'�
: .' -:in_«J—�w. . rS- - ��'•5
!.�^ + �y�.�—'-' �-��af. ��,}r +�.
V ' 7�1� T ' _ ' }l
� �.i_.� Y��� ., �'�`�':�?�•
'' � � . r ' ��F � T : �
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� `[
f i,r� 8-1? "l�zrlr�t�rlr +•tx�riz.h �� .5'1rCF� ��s nitt�lr�rl�• �fi�ri��,g rr�tr!
t r11c°s � c+�i i=+r�*crc�E� rlrrr f�rrlr� f�-r��r�
8-12
.S't�eetfNOnt Patios, CouNtyaNds, and GaNdens
As semi-private spaces, patios, courtyards, and gardens which serve hotels,
residences, and other private uses must maintain the solitude for which they
were designed, while at the same time allowing for some interaction
between resident or hotel guest and the pedestrian traveler. In addition, as
components which contribute to the fabric of public spaces, patios,
courtyards, and gardens with street frontage must worlc in concert with the
street and add to its dynamic nature, through careful attention to scale,
materials, and detailing.
These semi-private amenities should be scaled small enough to avoid
competing with significant public spaces, to maintain the hierarchy of the
outdoor rooms, and malce clear distinction between the public, semi-public,
and semi-private domains. Moreover, the materials which define the ground
plane (such as pavers or tiles), the walls of the space (such as stucco or
wood), and the ceiling of the space (such as wood trellises), must worlc in
harmony with the architectural language of the building itself, and with the
materials used along the street frontage. Details used to articulate these
areas can also contribute to the overall image of the public space and
reinforce to its "sense of place."
Colonnades, Loggias, and ANCades
Architectural features such as colonnades or loggias—comprised of coluinns
supporting one edge of a roof and often called arcades—offer yet another
way to provide successful transitions from public space to semi-public
space. To maintain transparency, however, the components which malce up
these features—such as coluinns, piers, and planter walls—should be
designed to allow unencumbered pedestrian movement around and through
them. A minimum clear space of 6' shall be lcept between building faces
and streetfront columns, piers, and planter walls. This clear space will
encourage two-way circulation along retail fronts, and foster comfortable
movement. In addition, the ratio of solid mass (expressed by the coluinn or
pier width) to open area (expressed by the widths of the openings between
the coluinns or piers) should be designed so it does not act as a barrier which
prevents pedestrians from traveling along or through the colonnade.
Changes in ground plane between public spaces and colonnades, loggias,
and atria can also hinder freedom of pedestrian movement, and should
therefore be generally limited to 12" or less. The overall intent of this
section is to direct the careful design of architectural entities so they do not
act as barriers between public spaces and the buildings those spaces serve.
Within these principles, other factors such as elegant proportions,
appropriate scale, and accessibility must also be considered.
8.4.2 Architecture
8.4.2.1 Introduction
The architectural portion of these Guidelines is intended to provide a
unified, conceptual frameworlc using historical alpine references. It is
imperative that the redevelopment effort address specific architectural
8-13
design considerations generated by the location, climate, and surrounding
environment—such as addressing views, using indigenous building
materials, and reflecting the alpine heritage. However, within this
frameworlc, the architectural language of buildings within Lionshead should
strive to reinterpret its heritage and loolc to the future, instead of simply
mimicicing the past.
8.4.2.2 Building Form and Massing
Building form and massing—as design determinants—are especially critical
to the success of Lionshead as an interesting, inviting resort. The forms of
buildings and the ways in which they are massed offer opportunities to
present a comfortable, pedestrian scale to the Lionshead traveler, and to
strengthen the continuity of the streetscape throughout. Other vital corridors
within Lionshead which are not along primary pedestrian/retail routes—such
as the Gore Creek Corridor—can also benefit from well-designed massing
which relates to the scale of those corridors. Form and massing act to marry
a building to its site, whether the site is part of a paved plaza or sits within
natural topography, and serve to "brealc down" the scale of the village fabric
when viewed from the slci hill.
The overall design strategy of building form and massing shall relate to the
horizontal organization found within Lionshead (such as shopfront heights,
important floor lines, and critical eave lines), and to the planning
considerations outlined in the Lionshead Master Plan (such as build-to lines,
sun pocicets, and view corridors). The intent of this section is to guide the
creation of a village which is appropriately scaled through the use of
segmented forms and masses. The underlying fabric shall be constructed of
structures which rise out of the ground gradually, rather than being vertical
blocics set on the ground plane. At the pedestrian scale, the street level
should be dynamic and interesting, by varying forms and masses at the bases
of buildings. These building "slcirts" should not be uniform one- or two-
story masses, but rather fragmented forms which offer interest and diversity.
8.4.2.3 Building Height
GeneNal
The following building height and massing criteria shall apply to the
Lionshead Master Plan study area, excluding all residential properties south
of Gore Creelc.
PNima�y Retail PedestNian FNOntages
On any property edge fronting a retail pedestrian street or mall (see site
design guidelines for definition and locations), at least 50% of a building
face shall have a maximum 16' initial eave height, at which point that face
must step back a minimum of 12'. The remaining percentage of building
face may have a maximuin 36' initial eave height, at which point the
building face shall step bacic a minimum of 12'. Eave height is defined as
the distance from finished grade to the initial primary eave of the structure.
Gable faces of buildings are also measured to their eaves, excluding the
�-1�
actual wall area which comprises the gable. The intent of this
retail/pedestrian street requirement is to present a dynamic, fragmented
streetfront to outdoor spaces, rather than uniform blocks of building mass
(see Section 8.4.2.2).
�
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.S'ki YaNd and Open .S'pace FNOntages
This paragraph applies to the portion of any property not meeting the criteria
of the P��inaa�y Retail Pedes�t��iar� F��or�tages� section above, and fronting on
the slci yard or the Gore Creelc corridor. Due to the unique and highly
visible nature of these areas, building faces fronting them shall be limited to
maximum initial eave heights of 48', at which point those faces shall step
back a minimum of 12'.
It is critical to note that the 48' maximum initial eave height does not allow
for an unarticulated, flat building face from grade to 48'. The horizontal and
vertical maximum unbrolcen building face requirements, as well as all other
guidelines contained in this chapter and the Master Plan, shall apply.
ReNUCining Building FNOntage
Building faces that do not meet the special site criteria of the sections above
may have a maximum initial eave height of 60', at which point those faces
must step bacic a minimum of 12'. To the extent possible, all new and
redeveloped buildings in Lionshead should avoid "turning their backs" on
other buildings or important pedestrian corridors. However, it must be
acicnowledged that very few buildings have prime frontage on all sides and
almost all buildings will have different programmatic requirements and
visual characteristics on their different faces. Toward that end, a building's
greatest vertical mass and "bacic of house" functions should occur on the
frontage with the least volume of pedestrian traffic. In addition, components
of a building with the greatest vertical mass should be oriented north-south
to minimize the blocicage of southern views and sunlight.
It is critical to note that the 60' maximum initial eave height does not allow
for an unarticulated, flat building face from grade to 60'. The horizontal and
vertical maximum unbrolcen building face requirements, all other guidelines
8-15
contained in this chapter and the Master Plan, and DRB review and
approval, shall still apply.
Wall.S'uNface CNite�ia
Notwithstanding the previous height and setbacic requirements, there shall be
no vertical wall face greater than 35' on a building without a secondary
horizontal step in the building face (the horizontal step may be a cantilever
or a setback). This requirement is intended to prevent large, unbroken
planes in the middles of building faces, to further mitigate the visual impact
of building height, and to provide for higher quality and more interesting
articulation of structures. While many instances will necessitate a distance
of at least 24" for this movement, it shall be incumbent upon the developer
to demonstrate that the intent of this requirement has been met.
Absolute Mcrximum Heights
Absolute Maximum Height is defined as the vertical distance from existing,
finished or interpolated grade — whichever is more restrictive — to the ridge
of the nearest primary roof form to that grade. With this in mind, the
Average Maximum Height of any building shall not exceed 71 ft.
Notwithstanding the notion of Average Maximum Height, the Absolute
Maximum Height of any building shall not exceed 82.5 ft. Within any
building footprint, height shall be measured vertically from the ridgeline of
the primary roof form on a proposed or existing roof to the interpolated or
existing grade directly below said point on a proposed or existing roof to the
imaginary plane created by the interpolated grades (see Figure 8-15a-c)
Calculation of AveNage Mcrximum Height
The intent of implementing an Average Maximum Height for buildings is to
create movement and variety in the ridgelines and roof forms in Lionshead.
Toward that end, the Average Maximum Height of a building shall be
calculated based upon the linear footage of ridgeline along primary roof
forms. Any amount of primary roof form ridgeline that exceeds 71 ft. must
be offset by at least an equal amount of primary roof form ridgeline falling
below 71 ft., with the distance below 71 ft. equivalent to or greater than the
distance exceeding 71 ft. The average calculation shall be based on the
aggregate linear footage of primary roof forms across an entire structure, not
separate individual roof forms (see Figure 8-15c)
AveNage Mcrximum Height C'alculation
Average
Maximum
Height =[Primary Ridge Length (A) X Average Height of Ridge (A)] +
[Primary Ridge Length (B) X Average Height of Ridge (B)]
+[Primary Ridge Length (C) X Average Height of Ridge (C)]
+[...]
[Primary Ridge Length (A) + Primary Ridge Length (B) +
Primary Ridge Length (C) + (. . . . . . )]
8-16
[�1'.Eh1AFY �+.-•�:�F -
IiILC,E L_N'r
�
Additional RequiNements/Exceptions
All buildings, regardless of permitted building heights and massing
principles, shall conform to all established Public View Corridors (see
Lionshead Redevelopment Master Plan). Special "landmark" building
elements, such as chiinneys, towers, or other unique architectural forms, may
exceed the Absolute Maximum Height, subject to approval by the reviewing
board. This provision is intended to provide for architectural creativity and
quality of building form, and shall not be used as a means or circumventing
the intent of the building height limitations. In addition, regardless of final
building height, buildings shall avoid monotonous, unbrolcen ridge lines, and
shall provide visual interest through the use varied pealc heights, roof forms,
gables, and other appropriate architectural techniques. (Res 8, Series of
2003)
�� Figure 8-I Su — Building Perspectiv
8-17
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8-19
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8.4.2.4
Exterior Walls
GeneNal
Exterior walls within Lionshead shall be designed with clear definition of
base, middle, and to�. This organizing principle will weave the separate
pieces of the community into a consistent fabric. The tripartite strategy of
base, middle, and top will establish lcey datums, or special horizontal layers,
within the community which reinforce the forin, massing and height
�� � _
� guidelines described earlier.
f��� _. ����,. f.;,y �� = To this end, the three-part
��
,;ti definition of buildings shall
�; i _- `;� � relate directly to organizing
, .� � �� � � "�'��� — principles such as existing
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- � '�..
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.��.._�tir,��"�t . ,��:� �
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�_°��b r, �ti;;,��`"�'_"'-' � �;�� ±���' � maximum heights. This
�� ��� �-����� ��.�+ 'a. � -� strategy can relate to form
, � _�"'' � � �, � and massing principles
� ���.; I � . �
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' street-level setbacics
! ; • t_; I� � ��',+r clrlir�ilir�ri nl ' ,,..� ±�u�i�l,''� . � .
� � defining the bases of
buildings where appropriate,
and minor setbacks relating to the middles and tops of buildings.
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�-Zn
The bases of buildings should be visually
dynamic to heighten the pedestrian
experience. In addition, their interface
with the topography of the site is crucial,
as they act as the transition zones between
man-made structures and natural grade.
Visual dynamics at street level are most
effectively accomplished through the
introduction of secondary forms, materials,
colors and detailing.
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However, the use of indigenous materials at
the primary elements (see following sections
for definitions) is critical in tying buildings to
their sites. Rhythin and order should be
introduced to guide the traveler through the
streetscape, and offer an enhanced sense of
movement through Lionshead. To reinforce
this intent, street-level walls shall not span
more than 3 0 feet horizontally without
significantly varying at least 2 of the
following 5 characteristics:
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,� � .��;+,� �, �,.��,rt+,_ ,;� � .� ,�� , • Massing or Height
• Material, Fenestration, or Color
When massing or height are varied, buildings with street-level walls may
vary material, fenestration, o�� color to meet the 30-foot span requirement;
however, if massing or height are not varied within 30 feet, material,
fenestration, ar�d color must be varied.
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Existing buildings may disregard the 30'-maximum horizontal wall
guideline if their structural bays or other organizing elements exceed 30',
provided that the distance over 30' falls within reasonable limits. An
existing building with 36' structural bays, for instance, is not required to
further divide those bays; however, an existing building with 48' structural
bays may be required to divide those bays into 24' sections, depending upon
the nature of the pedestrian street frontage.
The middles of buildings within Lionshead shall read as "quiet" masses
when compared to building bases and roofs, and should act as a unifying
8-21
bacicground throughout the community. This should be done through the
use of simple materials, such as stuccq and more consistent, repetitive
fenestration and detailing (see Sections 8.4.2.5 and 8.42.9). Building
middles should not be designed as less important, banal elements, but rather
as elements which present interest and articulation through subtle
detailing—through fenestration, shutters, triin, and the lilce—instead of
massing. The tops of walls shall be designed to comfortably engage their
pitched roofs, without the abrupt changes in form and massing so commonly
found in structures with primarily flat roofs. Walls should also be used to
visually reduce roof heights, through the careful design of lowered plate
heights and integrated dormers, which help to merge wall planes with roof
forms and interlock building masses with roof masses.
The tops of buildings shall be capped with well-proportioned, pitched roofs,
acting as the uppermost unifying image within the architectural fabric of
Lionshead. Roofs viewed from pedestrian streets should nearly disappear
froin view as travelers approach, due to their pitches relative to ground-level
sightlines. However, viewed from a distance, roof forms within Lionshead
should offer a consistent roofscape to the observer within the community or
on the mountain adjacent to it. Guidelines which direct the design of the
roofscape are described in Section 8.42.7.
Mate�ials (GeneNal)
As mentioned earlier, building materials should be carefully selected to
recall the heritage of our alpine antecedents, yet look forward to the vision
of Lionshead as a modern resort community. The specific requirements and
limited palette of major building materials described herein are intended to
reinforce the visual harmony envisioned for the community and act as
additional unifying thread for the resort.
Materials used at primary building elements—defined as those which exceed
500 square feet (SF) in wall surface area—shall recall and relate to the
indigenous materials of the area and enhance the sense of our Colorado
mountain resort heritage. They are described below according to their most
appropriate locations within the tripartite order of individual structures.
Secondary building elements, or those which cover an area of 500 SF or less,
may be comprised of varying materials to add design flexibility, encourage
individual expression, and enhance visual interest. They are not specifically
listed within these Guidelines, but may include materials such as painted
steel, canvas and similar textiles, colored unit masonry, and the lilce. Within
this framework, creative use of materials is encouraged, but "patchwork"
designs of inconsistent material locations or patterns should be avoided. All
secondary building elements will be approved at the discretion of the
reviewing body.
�-22
Base MateNials
Materials selected for the bases of buildings must balance the transparency
required at retail shopfronts with the strong, anchoring elements needed to
tie buildings to their sites. That is, they must successfully integrate the
notions of mass wall and frame wall. In addition, they should offer both
large- and small-scale texture at the ground plane, to add varying levels of
interest and heighten the pedestrian experience. With this in mind, building
bases shall be primarily constructed of individual pieces or unit materials
such as stone veneer. When using stone, veneers should be selected which
lend authenticity to mass walls—thin veneers or those which appear as mere
surface applique should be avoided. Battering may be used as an
additional—but optional—design tool to visually strengthen the bases of
structures. As mentioned earlier, secondary elements within building bases
may incorporate accent materials, but these materials should be carefully
selected to act in concert with the rest of the architecture. Shopfronts and
other special street-level amenities have the most latitude with respect to
material selection, but can be very successful if constructed of hand-crafted,
durable materials. These types of materials can hold up to the careful
scrutiny of the street-level observer, along with the physical abuse common
to public ways. Acceptable accent materials include—but are not limited
to—wood, wrought iron, forged or formed metals, and etched glass.
Middle Wall MateNials
The middles of buildings shall be constructed of neutral field materials such
as true stucco, EIFS, or wood. These types of materials help to establish the
"quiet" or "background" vertical surfaces necessary at the major wall planes
which typically malce up the bullc of structures. In addition, they offer an
interesting difference between the dynamic nature of building bases and the
more repetitive, subtle patterns of building walls above street level.
Materials such as stucco should be designed as an expression of mass, rather
than infill between structural members. Where building walls meet roofs,
materials which successfully integrate the tops of buildings to their middles,
such as wood in the form of brackets, rafter tails, and the like, are most
effective.
Approved materials for use on building roofs are described in Section
8.42.7 of these Guidelines.
ColoNs
Building colors for structures within Lionshead should be chosen to blend
structures with the mountain environment, while offering visual and
psychological warmth to observers. To this end, earth tones and other low-
intensity colors derived directly from the surrounding mountains should be
used on primary building elements, defined as those which cover more than
500 SF. Earth tones include hues such as off-whites, beiges, tans, and light
grays, introduced in shades slightly darlcer than their natural counterparts.
Colors inherent to the materials used, such as natural stones and naturally-
weathering woods, generally offer the hues and textures most desirable
8-23
8.4.2.5
- - — -,
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shnps s�,n���cl ��r,� � .... .r��r,... ,,.,.,
i'+•��Irrir�,r�<<i;;; �
within Lionshead, and such materials should not be painted. However,
integrally-colored concrete, stuccq and semi-transparent wood stains are
acceptable as we1L In an effort to limit the palette of colors used on
buildings and avoid the "patchworlc" effect, no more than three colors
should be used on primary building elements.
Secondary building elements (500 SF or less in area) may be clad in accent
colors to add visual interest to the overall streetscape. They should act as
highlighting elements at storefronts, primary entries, and signage, and are
most appropriate at lower levels to engage pedestrian interest. Upper levels,
in an effort to act as the more "quiet" fabric of Lionshead, should avoid
brighter colors and remain true to the earth tones listed above. When used,
accent colors should reflect the natural mountain environment of Lionshead,
with golds, oranges, reds, and shades of green, blue, and purple used most
often. Colors foreign to the mountain setting should be avoided.
Ti im
Trim colors, generally used on elements to express structure, door and
window openings, significant floor lines, fascias, and the lilce, shall act in
concert with field and accent colors. This is most effectively accomplished
through the selection of deep or vibrant colors having the same or similar
hues, but using different shades or tints. At street level, accent colors may
be used on trim to express storefronts and reinforce the rhythin of the
streetscape.
Exterior poors and Windows
GeneNal
In the tradition of mountain antecedents, openings for exterior doors and
windows in buildings within the Lionshead community shall be treated as
recessed elements in mass walls of stone, concrete, or stuccq rather than
flush surfaces on them. Within frame walls, they shall be expressed as infill
material between structural members, and
recessed from those members. This treatment
lends itself to the image of structures comprised
of significant mass or structure, instead of
curtain walls clad over lightweight frames.
Given this general approach, however, door and
window sizes, shapes, types, materials, and
colors should relate to the tripartite order
established through development of base,
middle, and top.
�-2�
ExteNioN DooN .S'izes, .S'hapes, and Types
Door sizes should be appropriate to their
materials, with rustic, "heavy" doors generally
used in stone or concrete to accentuate mass, and
glazed, "light" doors used in field materials such
as stucco and wood siding, or at window wall assemblies (see commercial
front exceptions to follow in this Section). Entry doors located along retail
streets and other public ways offer the first true glimpse of buildings when
approached from those spaces, and should therefore be designed with hand-
crafted quality and attention to detail. These doors should be oversized
when possible, but in proportion to the frontage of which they are a part.
Entry doors for large retail centers or hotels should be significantly larger
than those found in smaller, more intimate shops. Other doors for structures,
regardless of location, should be designed as part of an obvious hierarchy,
with primary entry doors the largest, secondary entry doors somewhat
smaller, and private or egress-only doors smaller yet.
Shapes of doors should relate directly to their locations on the building, with
rectangular shapes being the most prevalent. Specially-shaped doors and
double doors are encouraged at primary entries along retail frontages, or as
custom portals for private residences, while the middles of buildings should
be characterized by more standard shapes. Special shapes should not be
overused or used in a randoin, ad-hoc fashion; shapes such as arched heads
or square, overhead doors should relate to the overall building architecture.
L �
F i,� ,�-'I !1'ell-�+•rr�recl ruui��rrrr��rl �i�nr�rs Jrr��. +o �r�i�r�r�:�� r�r, sr+<<tr•npr
e�ird err► ci,s r�zti•rrr�rr� ��+�rrrrl.s I��r )?E°�lrsrrter��s.
Exte�ioN DooN Mate�ials and C'oloNs
All exterior doors within Lionshead shall be constructed of high-quality,
durable materials such as wood, metal-clad wood, or metal; doors at primary
hotel, condominium, or retail entries may also include large areas of glass to
attract pedestrians. Glass doors should relate to building orientation, views,
or functions, with large areas of glass generally avoided in locations other
than those noted. Maintenance-free materials such as copper, balced
8-25
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;,, l��,.�� . „r,,l,i!r ��,r,i �� ,
aluminum, and naturally-weathering woods are encouraged—painted metals
and woods should be avoided whenever possible. Copper cladding and
wrought iron doors may be left to patina naturally, while industrial metals
such as steel and aluminum should be balced or anodized with finish colors
to match building trim.
Commercial fronts and private entries offer the unique ability to introduce
hand-crafted, custom-built portals for businesses and private residences, and
must also have the ability to display shop wares. They are therefore
permitted more latitude with respect to materials, colors and amounts of
glazing. Aluminum storefronts may be used on commercial structures,
provided they are finished in factory finish. All-glass doors are permitted as
well, with no limits set on the amount of glass permitted at retail level.
Etched glass is encouraged to bring a level of detail to special storefronts.
Doors which are part of window wall assemblies may also have large glass
areas, to talce full advantage of mountain views. All exterior door glazing
shall be non-reflective, to minimize off-site glare, particularly from the slci
mountain.
Exte�ioN DooN HaNCltivaNe
Variations in designs and materials for exterior door hardware at primary
entries are encouraged to bring a level of fine detail and creative expression
to buildings within the community. Approved materials include brass,
copper, wrought iron, wood, and industrial metals such as aluminum or steel.
Industrial metals should be prefinished in colored or clear factory finish
systems to reduce maintenance problems. Door hardware in areas other than
primary entries should complement the
surrounding materials and details.
�ndotiv .S'izes, .S'hapes and Types
As with exterior doors, window sizes should be
appropriate to their surrounding wall materials,
with narrow, relatively tall windows used in stone
or concrete, and larger, more expansive windows
used in field materials such as stucco and wood
siding, or in window wall assemblies.
Fenestration within field materials should be
designed with decorative trim and sills, or heavy
structural frames, so they do not appear as
"punch-outs" within those materials. Windows
located along retail streets and other public ways
offer locations in which to display goods to
pedestrians, and should therefore be designed with
particular care. Window walls should be designed
in proportion to their associated frontages, with
windows at large retail centers or hotels
significantly larger than those found in smaller,
more intimate shops. Other fenestration,
8-26
regardless of location, should be designed as part of an obvious hierarchy,
with lower-level, retail street openings the largest, and windows above
somewhat smaller.
Shapes of windows should also relate directly to their locations on the
building, with rectangular shapes being the most prevalent.
Fenestration located within the middles of buildings should be shaped and
organized into fairly regular patterns, to establish rhythin and continuity.
Specially-shaped windows are encouraged at walls along retail frontages, or
as custom openings in distinct areas of private residences. They are also
appropriate at dormers and other special roof elements. As with doors,
specially-shaped windows should relate to the overall building architecture.
And as a general rule, the variety of geometric shapes used should be limited
to 3 on any given building.
Acceptable window types include high-quality fixed, double-hung, awning,
and casement units. Sliding windows and multiple-opening units such as
jalousie are generally lesser-quality units not conducive to the mountain
environment and should be avoided. At retail levels, bay, box and bow
windows are encouraged to animate the pedestrian street and integrate public
and semi-public domains. All windows should strive to add visual interest
through careful design of mullions, muntins, and divided lites. The intent of
the Guidelines is to recall the regional heritage through the thoughtful design
of fenestration and how it relates in scale, proportion, and materials, to the
tripartite order of structures within the community.
1-�t ��'-'�. �1 r+�J��tii:..sl:i�r�l�l hr altr7ir,s;+'ul�r!?�
rlc�.c�,t��r��c! uirc[ r�•Irir�° 1n �Izc° irrrl� riar�rr, �:: r
i:lrrcl� srr+•i•r�rr�icr�Irc°n+.
8-27
�ndotiv Mate�ials and C'oloNs
Windows within Lionshead shall be
painted or stained wood, or clad in
maintenance-free metals such as
copper, or aluminum and steel with
balced finishes. Copper cladding may
be left to patina naturally, while balced
enamel colors for aluminum and steel
cladding should be similar to trim
colors, and in similar complementary
hues to wall colors or stained wood
colors. Factory finishes should be
selected to withstand the intense
ultraviolet radiation found at higher
elevations, and prolonged fade-resistant
warranties should be considered. In
addition, glazing shall be non-
reflective, to minimize off-site glare,
particularly from the slci mountain.
Decorative shutters are permitted within Lionshead only if they are designed
to operate or appear to operate. When used, they should be constructed of
wood and finished with durable stains or paints. Their design and placement
should be consistent and should not talce on a random or haphazard
appearance. Design freedom is encouraged within these parameters, and
within the context of the other architectural elements found on the building,
including handrail designs, ornamental iron, and similar detailing.
8.4.2.6 Balconies, Guardrails, and Handrails
Location and S'ize
Balconies should be carefully located with respect to their orientation to the
sun, involvement with public spaces, and snow and watershed from
structures above and onto structures or passers-by below. They should be
sized as outdoor rooms, with ample space for outdoor furniture and other
amenities, or merely as small, private parapets used as "step-outs" to allow
fresh air into the adjacent room. False balconies and balconies which
straddle these two roles should be avoided, as they tend to lack the benefits
of either and are often left unused. Proper location and size will ensure that
balconies become animated spaces, rather than outdoor storage areas. As
animated spaces, their placement in public plazas and pedestrian streets—
straddling the semi-private and public domains—will infuse those spaces
with the vitality needed to draw visitors to Lionshead. Balconies which face
service alleys or are located within other socially "dead" spaces, or are
susceptible to water or snowshed are generally unsuccessful spaces and
should be avoided in Lionshead. The intent of this Section is to infuse
public spaces with the energy of occupied balconies, and encourage
designers to avoid the design of lifeless balconies which remain unoccupied
and therefore detract from public spaces.
� �:�
8-28
�
I• i�s �y'_'-� �i �'-_' ` [ 'ir.rrc�r,i
� r�crr�r�•�,rrs �iyr�! h�r<<ry�n' di�1�7rIs
��r�� c��rnrrrcr�es! u�rNri�1 r�c�s�,�ri
�.�v�•r�rrre���rs'.
Mate�ials and Designs
Custom designs for balconies, guardrails, and handrails offer the opportunity
for truly creative expression within these Guidelines, and unique design
solutions are encouraged. Approved materials for primary elements such as
guardrails, handrails, posts, and support brackets include stucco-covered
walls (for guardrails only), naturally weather-resistant woods, wrought iron
and other decorative metals, and steeL Materials such as glass, plastic, pipe
rails, and metal panels are strongly discouraged. Secondary elements such
as pickets and ornamental detailing may use other materials not listed above
but will be reviewed on a case-by-case basis. Materials which meet the
intent of the Guidelines and worlc in harmony with the architectural language
of the building can lead to positive solutions, but all secondary building
materials will be approved at the discretion of the reviewing body.
Drainable balconies—or those which shed water off thein via waterproof
membranes as opposed to letting water triclde th��ozzgh them—shall be
designed whenever other balconies, pedestrian streets, or other public ways
are exposed to water or snowshed from those balconies. Placement of the
drain systems should be carefully considered to avoid passers-by below.
Non-drainable balconies may be used in all other locations and should be
constructed of weather-resistant woods or ornamental metals.
Within these general parameters, balcony, guardrail, and handrail designs
should be patterned after a rational order of structure and detail. Primary
structural or decorative members should be in proportion to the balconies
they are supporting, which in turn should relate to the overall building scale.
An honest, straight-forward expression of structure should be sought
whenever possible, avoiding design fazzx pas� such as stucco-covered beams
or grossly undersized bracicets.
8.4.2.7 Roofs
GeneNal
In keeping with the spirit of the area's mountain architecture, primary roofs
within Lionshead are to be predominantly gables and hips, with sheds or flat
roofs permitted at smaller, secondary roofs. Primary roofs are defined as
roofs which cover more than 500 SF of ��oof area, while secondary roofs are
those which cover 500 SF of ��oof area or less. Secondary roofs which occur
at logical breaks in building massing may exceed 500 SF if the general intent
of fragmented forms and visual harmony is met. Free-standing sheds and
butterfly roofs are not permitted. Mansard roofs are permitted on buildings
where pitched roofs would be impractical, if the mansards are of similar
forin, pitch, material, color, and detail to other roofs within the community
(and identified within these Guidelines). If used, these types of roofs should
be considerate not only of views from the pedestrian street, but also those
from the slci mountain. To this end, areas of flat roof within the slopes of the
mansard shall be limited to the practical minimuin, and the materials for the
flat roof shall be blacic or in a color to blend with the sloped roo£ In
addition, rooftop equipment within the flat areas shall be painted to blend
8-29
: `�
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F�.� .Y-r�i. l,�ri•e nieiirher�s slrntrrc� ��rsrrcrt�i
�rrrrrl, . rir1�1 rl�vc�ilc'�1 r�> �•e�l�rr�' Ir� �I*c' +-rsr ��'
with the roof material (see
"Miscellaneous Equipment"
Section to follow). The overall
image for Lionshead talces its cue
from the simple, fragmented,
gabled roof forms of European
alpine villages, where views of the
roofscapes from the mountains are
paramount.
. �i . frr���.. t .� i�171li'�7:r! �7; �.I�tr�
�� � All new construction shall comply
with the following roof criteria. Substantial expansions and renovations
shall also adhere to these Guidelines, along with the remaining portions of
the building which are not being expanded or renovated (see exceptions
above, in Sections 8.3.1, 8.3.4.2, and later in this Section). Roof framing
shall be expressed wherever possible, particularly through exposed ridge
beams, outriggers, rafter tails, and fascia boards.
Dimensional Guidelines
Roofs should be constructed with 30" minimum eave and ralce overhangs,
with dimensions dependent upon overall building size. Secondary roofs may
have overhangs as small as 18", but should worlc with the overall scale of the
roofscape. Ridge beams and outriggers should be of visually sturdy
meinbers (6x or 8x material for wood, and equivalent sizes for other
materials), sized to support rafters and overhangs; decorative end cuts or
patterns are encouraged. Rafter tails shall also appear sturdy (2x or 3x
material for wood) and be exposed to express structure. Eave and ralce
fascias shall be wide enough to screen end profiles at metal roofs, and to
offer a consistent image with respect to structural roof inembers.
Pitch
�, _ Roof pitches for primary roofs
' ° � �_'- � �- - -- • " _ shall be from 6:12 to 12:12,
� �. � `� ��-.� �� �{� ` " - � r� inclusive. Pitch brealcs are
�, •, ��� ` permitted when they occur at
� � � ' , architecturally appropriate
� � - �,�` � ' � `� "� locations such as plate lines,
.;�' �� �'�`" changes in plane, etc. To add
� '� � �: �, � � � , '"�j variety to the Lionshead
��
roofscape, secondary sloped
r.;i ,, �- ",..;��,•:� �.: . ��.,:d :� ,:,«� : �?;� roofs inay have pitches
���:�,�,rr � �,�i,��,�, ��,t r ��,��si,;_�;;r ranging froin 4:12 to 12:12,
and flat roofs may have
limited use as secondary forms. Existing structures with especially large
footprints may deviate from the pitch requirements if they meet the overall
intent of the roof guidelines and are responsive to views from both the
pedestrian street and the slci mountain. Steep mansard roofs which exceed
the 12:12 maximum pitch criteria are not encouraged, but may be necessary
�-�o
in certain instances when excessive building dimensions malce the 12:12
pitch requirement impractical. These buildings will be handled on a case-
by-case basis, and evaluated on intent rather than quantitative criteria.
Mate�ials and C'oloNs
Primary roofs shall be covered with a limited palette of unit materials to
present a coherent image for Lionshead. Approved materials for primary
roofs include—but are not limited to—metal shingles, cementitious shingles,
concrete tiles, wood shalces or shingles, and �h-qualitX asphalt shingles
which offer acceptable colors and depth. Metal shingles may be of copper
(16 oz/SF minimuin weight), terne metal, or other materials with natural
patina. Secondary roofs may be covered with metal panels, in corrugated,
rolled, or standing seam profiles. Primary roofs shall be in neutral, earth-
tone colors, with brown or gray tones—bright colors or reflective materials
are not permitted. Roofs may incorporate blends to achieve desired colors—
on-site mocic-ups are required when blends are proposed. At retail levels,
accent colors are permitted for secondary roofs to add vitality to the
streetscape. Changes in roof materials or colors shall talce place in logical
locations, such as changes in pitch or changes in plane.
DoNmeNs
Dormers are considered secondary roof elements, and as such are permitted
some latitude in terms of forin, pitch and material. Dormers may be gables,
hips, or sheds, with pitch as identified previously for secondary roofs. When
designed as an extension of upper-level walls, they should be constructed in
the more traditional manner, above brolcen eaves on both sides of the
dormers, as opposed to continuous eaves up and over the dormers. Design
freedom is encouraged, and dormers with non-compliant forms or pitches
will be considered if the overall roofscape provides the image intended.
.S'notivguaNds, GutteNS and
- � Dotivnspouts
Snowguards or snowclips
shall be used wherever
significant amounts of snow
may accumulate over
occupied areas, such as
pedestrian streets, entries,
patios, decics, balconies, or
uncovered parlcing areas.
Pitched roofs which face
north are particularly
susceptible to snow and ice
I !,� �5-_'�1 .'��zrrtir.L'rrclrcl �l�°<<irLs .tii'1rrt�lEl irr�rr� ��.
accumulation, as are lower
��rliF°�• �ri�� 1�irt•� r�rr•,rl �(�•r+ir�iis ��+i rli� i•3rrl�lnr,,
roofs to the north of—and
therefore in the shadow of—
their higher neighbors. In these cases several rows of snowguards or many
snowclips may be necessary. Snow and ice accumulation on metal roofs—
�-� 1
which heat quicldy during sunny winter days—is especially dangerous to
unsuspecting persons or equipment. Metal roofs which face south or are
located significantly higher than adjacent, lower roofs shall be equipped
with snowguards or snowclips to prevent injury to people or damage to
lower roofs.
Outdoor gathering areas which face south and are not completely covered
may be exposed to water drip from the roofs above them. These locations—
which may include heavily-used public spaces such as sun pocicets or pocicet
plazas—are ideal candidates for gutters and downspouts. Where roofs are in
constant shadow or have northern exposures, gutters and downspouts used in
conjunction with heat tape may worlc well. Gutters used below snowguards
should be designed to take the load of the accumulated snow and ice which
snowguards frequently release.
Approved materials for gutters and downspouts within Lionshead include
aluminum or steel with balced finish, and copper or lead-coated copper.
Gutter sections may be traditional or half-round. Snowguards shall be
constructed of painted plate steel vertical supports (painted blacic, or to
match roof or building trim color) with horizontal members made of
materials which recall the structure of the building, such as timbers, logs, or
tube steel . Large structures, where snowguards are not readily visible from
street level, may use the more utilitarian expanded metal or mesh dams,
welded to steel horizontal sections and vertical supports. All exposed steel
shall be painted.
Miscellaneous Equipment
All miscellaneous rooftop equipment, including roof vents, antennas and
satellite dishes, shall be painted to blend with the roofs to which they relate.
Major pieces of equipment on commercial buildings shall be strategically
located to conceal them froin view, or hidden in cupolas or other
structures—exposed equipment is not permitted. All flashings shall be
copper or painted metal to match those found on exterior walls. The intent
of these provisions is to present a well-blended roofscape throughout the
community, as seen from the public spaces as well as from the mountain.
Slcylights
Slcylights are permitted within Lionshead if they are less than 3 feet higher
than the surrounding roof. Slcylights must be included in maximum roof
height calculations, and shall be well-hidden from street level and the
mountain.
Solar energy devices
Solar energy device: A solar collector or similar device or a structural
design feature of a structure, such as a roof shingle with integrated
photovoltaic cells, which collects sunlight and converts the sun's radiant
energy into thermal, chemical, mechanical, or electrical energy
8-32
Solar energy devices should be installed on building roofs and facades and
oriented for energy production. Solar energy devices shall be designed and
placed in a manner compatible and architecturally integrated into the overall
design of the building. Solar energy devices should be installed to minimize
visual impact from street level.
Solar energy devices may be installed within the required setbacks on
existing structures if the structure is legally nonconforming or permitted to
encroach into the setback. Solar energy devices shall not be included in
calculation of building height. No portion of any solar energy device shall
project more than eight (8) feet from the roof plane or fa�ade to which the
panel is attached. Solar energy devices shall not extend higher than the
existing adjacent ridgeline on roofs with pitches of 3:12 or greater. On
roofs with pitches less than 3:12, the Design Review Board shall malce a
determination that the solar panels are installed to minimize excessive visual
impact. Solar energy devices shall not be installed within two (2) feet of a
roof ridge or roof eave. Solar energy device framing, bracicets and
associated equipment shall be painted black or a color that matches adjacent
building surfaces at the discretion of the Design Review Board.
Figure 8-28a: Required Distances of Solar Energy Devices from Roof Edge
8-33
Figure 8-28b: Regulations Applied to a 8:12 Roof
Panels shall not exceed ridgeline
------------------------------i----------------------- ----------
�� .-�� a �.'
- 3' '
Figure 8-28c: Regulations Applied to a 3:12 Roof
�
0 0 . ...;::'... ' :.. :
�
;: ;��
Figure 8-28d: Regulations applied to a Flat Roof
8.4.2.8 Fireplaces and Chimneys
FiNeplace RequiNements
Fireplaces shall be designed to meet all applicable Codes, including the
restriction on wood-burning units within Lionshead. Exposed flues and
vents for gas-operated fireplaces or other equipment such as furnaces should
8-3�
be hidden from primary views, and painted to blend with the nearest
building materials.
C'himney.S'izes and.S'hapes
All flues 6" diameter or greater which penetrate roofs shall be designed with
chiinneys. The sizes of chiinneys should be in scale with the architecture of
the building—not small enough to be lost
,--.�_. in the massiveness of the structure, but not
�� ��� large enough to overwhelm the structure.
-�•-� �� Chiinneys should be designed with
���'�'��.� �. r��x �' relatively slender proportions when viewed
�"::4. . f, J--'` _
from at least one profile, with height
��"� ��" �� greater than width, and in rectangular
:�`",�_ {
�� =� �� shapes. Heights of gas-burning chiinneys
_ � .�
� or boiler flues shall be designed to
��= -- = --�- proportionally match their wood-burning
counterparts, to lend authenticity and
consistency to the overall roofscape.
1-r� �V-,+I. Ue�c•u�•rlrrti r r Iir��r�1i°l �•,r��ti
: :��1 �����! r»r�v,�.rr f„ 71�r +•r�r��sc ����,
C'himney Mate�ials
Chiinneys within Lionshead shall be covered in stone veneer (to match
building veneer) or stuccq to express the alpine heritage of the area. Wood
or metal-clad chiinneys are permitted at small, residentially-scaled buildings
only.
C'himney Caps
Chimneys may terminate in decorative caps of stone, stuccq or metal.
Creative designs, such as arched openings within caps, barrel or pitched
metal roofs, and the lilce are encouraged to lend interest to the building
roofscape. Chiinney caps should act as elegant crowns to nicely-
proportioned chiinneys, and should not seem bullcy or top-heavy. When flat
or pitched stone caps are used, they shall have a minimum thicicness of 4".
All chiinney caps shall be designed to screen sparlc arrestors and other
utilitarian equipment as much as possible.
8.4.2.9 Detail
Detail should be introduced to the architecture of Lionshead to infuse
heritage, culture, and artistry to the Lionshead environment. Well-designed
ornamentation can serve to complement and perhaps intensify the other
architectural principles discussed in these Guidelines, but should be
designed to worlc in harmony with—and not against—the basic architecture.
The design of signage, brackets, lightposts, and the like should present a
hand-crafted quality, particularly at street level. Detail at the middles of
buildings should rely more upon pattern or carefully-designed repetition to
visually connect parts of a building together or separate buildings to one
another.
8-35
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8.5 Summary Table of Quantitative Criteria
The following table offers a"quicic glimpse" of the quantitative criteria established within
these Guidelines, by Section number. However, it is not designed to act in lieu of a thorough
review of this document. The values listed in the table should be evaluated in conjunction with
the actual Sections which they pertain tq particularly in light of the explanations of design
intent, clarifications, possible exceptions, and other notes not identified within.
Sect Description Criteria
8.4.1.3 Pedestrian Street Width-to-Height Relationships 1:1/2 to 1:1 '/�
8.42.3 Bldg Eave Height at Retail/Pedestrian Streets 50% wall face � 16' max height
50% wall face � 36' maximum height
12' minimum step bacic
8.42.3 Bldg Eave Height at Slci Yard/Gore Cr Corridor 48' maximum eave height
12' minimum step bacic
8.42.3 Bldg Eave Height at Remaining Areas 60' maximum eave height
12' minimum step bacic
8.42.3 Wall Surface Criteria 35' maximuin vertical face
Horizontal step required
8.42.3 Maximum Ridge Heights 71' average maximum height
82.5' absolute maximum height
8.42.4 Exterior Horizontal Wall Spans 30' maximum span at street level
8.42.4 Primary/Secondary Bldg Material Definitions Primary: exceed 500 SF area
Secondary: 500 SF area or less
8.42.4 Primary/Secondary Bldg Colors Primary: exceed 500 SF area
Secondary: 500 SF area or less
8.42.7 Primary/Secondary Roof Definitions Primary: exceed 500 SF roof area
Secondary: 500 SF roof area or less
Compliance Criteria for Existing Roofs Substantial expansion/renovation
8.42.7 Roof Dimensional Guidelines 30" min eave and ralce overhangs
18" overhangs at secondary roofs
8.42.7 Roof Pitch Primary: 6:12 to 12:12
Secondary: 4:12 to 12:12 (or flat)
8-36
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MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: November 8, 2010
SUBJECT: A request for the review of a final plat, pursuant to Chapter 13-4, Minor
Subdivisions, Vail Town Code, to allow for the re-subdivision of a part of Lots A,
B, and C, into a single lot, located at 1 Vail Road/part of Lots A, B, and C,
Amended Map of Vail Village Second Filing (Four Seasons), and setting forth
details in regard thereto. (PEC100048)
Applicant: Vail Development 09, LLC, represented by Lori Rung
Planner: Warren Campbell
SUMMARY
The applicant, Vail Development 09, LLC, represented by Lori Rung, is requesting the
review of a final plat, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to
allow for the re-subdivision of a part of Lots A, B, and C, into a single lot, located at 1
Vail Road/part of Lots A, B, and C, Amended Map of Vail Village Second Filing. Based
upon Staff's review of the criteria outlined in Sections VII of this memorandum and the
evidence and testimony presented, the Staff recommends the Planning and
Environmental Commission approves this request subject to the findings noted in
Section VIII of this memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant, Vail Development 09, LLC, represented by Lori Rung, is requesting the
review of a final plat to allow for a re-subdivision vacating the shared parcel lines
between four parcels that comprise the development site for the Four Seasons.
Furthermore, the final plat will establish a legal structure comprised of a Hotel
Component which will include the Resort Common Area, a Private Residence
Component, and a Club Component. The Private Residence Component and the Club
Component will be subsequently condominiumized through the condominium plat
process. The adoption of this proposed plat will result in the creation of a single lot and
constructed improvements which can be defined in a condominium plat for ownership
purposes.
A copy of the proposed plat entitled One Vail Road Resort, A Resubdivision Of A Part Of
Lots A, B, And C, Amended Map Of Vail Villaqe, Second Filinq, Town of Vail, Eaqle
County, Colorado is attached for review (Attachment A)
III. BACKGROUND
On October 7, 2003, the Vail Town Council adopted Ordinance No. 9, Series of 2003,
establishing Special Development District No. 36, Four Seasons, which approved the
development plan for the Four Seasons. Since this adoption there have been several
applications approved by the Town regarding the Four Seasons development.
IV. APPLICABLE PLANNING DOCUMENTS
Title 13, Subdivision Regulations, Vail Town Code (in part)
Chapter 13-1: General Provisions (in part)
Section 13-1-2: Purpose
A. Statutory Authority: The subdivision regulations contained in this tit/e have been
prepared and enacted in accordance with Co/orado Revised Statutes tit/e 31, article 23,
for the purpose of promoting the hea/th, safety and we/fare of the present and future
inhabitants of the town.
B. Goa/s: To these ends, these regulations are intended to protect the environment, to
ensure efficient circulation, adequate improvements, sufficient open space and in
general, to assist the orderly, efficient and integrated deve/opment of the town. These
regulations a/so provide for the proper arrangement of streets and ensure proper
distribution of population. The regulations a/so coordinate the need for public services
with governmental improvement programs. Standards for design and construction of
improvements are hereby set forth to ensure adequate and convenient traffic circulation,
utilities, emergency access, drainage, recreation and light and air. A/so intended is the
improvement of /and records and surveys, plans and plats and to safeguard the interests
of the public and subdivider and provide consumer protection for the purchaser,� and to
regulate other matters as the town planning and environmental commission and town
council may deem necessary in order to protect the best interests of the public.
C. Specific Purposes: These regulations are further intended to serve the following
specific purposes:
1. To inform each subdivider of the standards and criteria by which deve/opment
proposa/s will be evaluated, and to provide information as to the type and extent
of improvements required.
2. To provide for the subdivision of property in the future without conflict with
deve/opment on adjacent /and.
3. To protect and conserve the value of /and throughout the municipality and the
value of buildings and improvements on the /and.
4. To ensure that subdivision of property is in compliance with the town's zoning
ordinances, to achieve a harmonious, convenient, workab/e re/ationship among
land uses, consistent with town deve/opment objectives.
5. To guide public and private policy and action in order to provide adequate and
efficient transportation, water, sewage, schoo/s, parks, playgrounds, recreation,
and other public requirements and facilities and generally to provide that public
facilities will have sufficient capacity to serve the proposed subdivision.
6. To provide for accurate /ega/ descriptions of newly subdivided /and and to
establish reasonab/e and desirab/e construction design standards and
procedures.
7. To prevent the pollution of air, streams and ponds, to assure adequacy of
drainage facilities, to safeguard the water tab/e and to encourage the wise use
and management of natural resources throughout the town in order to preserve
the integrity, stability and beauty of the community and the value of the /and.
2
Chapter 13-3: Major Subdivisions (in part)
13-3-4: Commission Review Of Application; Criteria And Necessary Findings:
The planning and environmental commission shall conduct a public hearing on an
application for a preliminary plan for subdivision. The planning and environmental
commission shall consider the application, re/evant additional materia/s, staff report and
recommendations as well as any other comments or public information given at the
hearing. The planning and environmental commission may discuss advisab/e changes to
the proposed subdivision with the applicant. The burden of proof shall rest with the
applicant to show that the application is in compliance with the intent and purposes of
this chapter, the zoning ordinance and other pertinent regulations that the planning and
environmental commission deems applicab/e. Due consideration shall be given to the
recommendations made by public agencies, utility companies and other agencies
consulted under subsection 13-3-3C of this chapter.
Chapter 13-4: Minor Subdivisions (in part)
13-4-1: EXEMPT/ONS /N PROCEDURE AND SUBMITTALS:
"Minor subdivisions", as defined in section 13-2-2 of this tit/e, shall be exempt from
requirements re/ated to preliminary plan procedures and submitta/s. Minor subdivisions
may be required to submit an environmental impact report if required by tit/e 12, chapter
12 of this code.
13-4-2: Procedure (in part)
C. Review And Action On P/at: The planning and environmental commission shall review
the plat and associated materia/s and shall approve, approve with modifications or
disapprove the plat within twenty one (21) days of the first public hearing on the minor
subdivision or the minor subdivision will be deemed approved. A/onger time period for
rendering a decision may be granted subject to mutua/ agreement between the planning
and environmental commission and subdivider. The review shall be based on the criteria
and necessary findings in section 13-3-4 of this tit/e.
V. SURROUNDING LAND USES AND ZONING
Existinq Use Zoninq District
North: Government General Use
South: Residential High Density Multi-family/Two-Family Primary Secondary
East: Residential Public Accommodation
West: Residential High Density Multi-family
VI. ZONING ANALYSIS
Address:
Legal Description
Zoning:
Land Use Plan Designation
Current Land Use:
1 Vail Road
Part of Lots A, B, and C, Vail Village Second Filing
Public Accommodation
SDD No. 36, Four Seasons, overlay
Resort Accommodations and Services and Transition Area
Mixed Use Residential, Hotel, Commercial
3
Site Standards
Lot Area
Site Frontage
Site Dimensions
VII. REVIEW CRITERIA
Allowed/Required
10,000 s.f.
30 feet minimum
80 ft. x 80 ft.
Proposed
2.758 acres
452 ft. on the S. Frontage Road
264 ft. on W. Meadow Drive
240 ft. x 240 ft.
Before acting on a final plat application, the Planning and Environmental Commission
shall consider the following factors with respect to the proposed use:
1. The extent to which the proposed subdivision is consistent with all 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 proposed final plat is the final step to the completion of the Four Seasons project.
The proposed final plat will establish a single lot for the Four Seasons project and create
the legal structure for the subsequent condominium plats to establish the individual
residential components which will be transferred fee simple to other owners. The review
of the Four Seasons development beginning in 2002 was extensive in terms of its
compliance with the Vail comprehensive plan and the adopted development objectives
and goals. The adoption of the ordinance establishing SDD No. 36, Four Seasons, was
reviewed by the Planning and Environmental Commission, the Design Review Board,
and the own Council for compliance.
Staff believes the proposed final plat is consistent with the purpose of the Town's
Subdivision Regulations and the purpose of the Public Accommodation District.
Therefore, Staff believes the proposed final plat 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.
2. The extent to which the proposed subdivision complies with all of the standards
of Title 13, Subdivision Regulations, Vail Town Code, as well as, but not limited to,
Title 12, Zoning Regulations, Vail Town Code, and other pertinent regulations that
the planning and environmental commission deems applicable; and
Staff believes the proposed final plat complies with this criterion. The proposed final plat
meets the lot size and dimension standards outlined in the Public Accommodation
District provisions of the Town's Zoning Regulations. The proposed plat complies with
both the general provisions and technical requirements outlined in the Town's
Subdivision Regulations.
3. The extent to which the proposed subdivision presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives; and
Staff believes the proposed final plat complies with this criterion. The proposed final plat
is the concluding step in the entitlements granted to the Four Seasons development.
Through the entitlement process compliance with the land uses established by the
0
Public Accommodation District was confirmed. The proposed final plat will establish a
single lot of record and depict several easements for public pedestrian access and the
drainage easement for Mill Creek. Therefore, Staff does not believe the proposed final
plat will have negative affects on the future development of the surrounding area.
4. The extent of the effects on the future development of the surrounding area;
and
Staff believes the proposed final plat complies with this criterion since the proposed final
plat is consistent with the Vail comprehensive plan and Town Zoning Code. The Town's
Official Zoning Map is an adopted document establishing the appropriate zone districts
and land uses for all property within the Town of Vail. It was determined through the
entitlement process that the Four seasons development complied in all regards with the
Official Zoning Map and associated Codes. Therefore, Staff does not believe the
proposed final plat will have significant negative affects on the future development of the
surrounding area.
5. The extent to which the proposed subdivision is located and designed to avoid
creating spatial patterns that cause inefficiencies in the delivery of public
services, or require duplication or premature extension of public facilities, or
result in a"leapfrog" pattern of development; and
Staff believes the proposed final plat complies with this criterion since this is an infill
development which was previously provided all services and is currently provided by all
services. The proposed final plat will not negatively affect the community's spatial
patterns as it is an infill site.
6. The extent to which the utility lines are sized to serve the planned ultimate
population of the service area to avoid future land disruption to upgrade
undersized lines; and
Utility services were reviewed in conjunction with the Town's entitlement process. It was
determined that utility services could be provided to the Four Seasons development. All
utility work to upgrade any services was completed as a part of the Four Seasons
development. Staff does not believe the proposed final plat will have significant negative
affects on utilities.
7. The extent to which the proposed subdivision provides for the growth of an
orderly viable community and serves the best interests of the community as a
whole; and
Staff believes the proposed final plat is consistent with the Vail comprehensive plan,
Official Zoning Map, and Town Zoning Code. Staff believes the proposed final plat
provides for growth in an orderly manner.
8. The extent to which the proposed subdivision results in adverse or beneficial
impacts on the natural environment, including, but not limited to, water quality, air
quality, noise, vegetation, riparian corridors, hillsides and other desirable natural
features; and
Through the entitlement process the Four Seasons development was thoroughly
reviewed for impacts on the natural environment. It was determined through that
process that the project did not create any negative effects or mitigation was included to
5
address any potential negative effects. One example was the reconstruction and
improvement of the Mill Creek culvert across the property. Staff does not believe the
proposed final plat will have negative affects on the natural environment in comparison
to existing conditions.
9. Such other factors and criteria as the commission and/or council deem
applicable to the proposed subdivision.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends the Planning and Environmental
Commission approves this request for the review of a final plat, pursuant to Chapter 13-
4, Minor Subdivision, Vail Town Code. Staff's recommendation is based upon the
review of the criteria described in Section VII of this memorandum and the evidence and
testimony presented.
Should the Planning and Environmental Commission choose to approve this final plat
request, the Community Development Department recommends the Commission pass
the following motion:
"The P/anning and Environmenta/ Commission approves this request for a final
plat, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for
the re-subdivision of a part of Lots A, B, and C, into a sing/e /ot and the creation
of the /ega/ structure to condominiumize the Private Residence Club and Club
Component, located at 1 Vail Road/part of Lots A, B, and C, Amended Map of
Vail Village Second Filing (Four Seasons), and setting forth details in regard
thereto. "
Should the Planning and Environmental Commission choose to approve this final plat
request, the Community Development Department recommends the Commission makes
the following findings:
"Based upon the review of the criteria outlined in Section Vll of the Staff
memorandum to the P/anning and Environmenta/ Commission dated November
8, 2010, and the evidence and testimony presented, the P/anning and
Environmenta/ Commission finds:
1. The subdivision is in compliance with the criteria listed in Subsection 13-3-4-A,
Vail Town Code.
2. The subdivision is consistent with the adopted goa/s, objectives and policies
outlined in the Vail comprehensive plan and compatib/e with the deve/opment
objectives of the town.
3. The subdivision is compatib/e with and suitab/e to adjacent uses and
appropriate for the surrounding areas.
4. The subdivision promotes the hea/th, safety, mora/s, and general we/fare of
the town and promotes the coordinated and harmonious deve/opment of the town
in a manner that conserves and enhances its natura/ environment and its
established character as a resort and residential community of the highest
quality. "
0
IX. ATTACHMENTS
A. Proposed Final Plat entitled One Vail Road Resort, A Resubdivision Of A Part Of
Lots A, B, And C, Amended Map Of Vail Village, Second Filing, Town of Vail, Eagle
County, Colorado
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Deperrtment of C'onm�z�nit7� Development
75 Soz�th FrontcrKe Rocrd
T "criL CO 81657
PH: 970--179-2138
F.4.I': >70--179-2-1�2
www. vcrilKov. com
October 21, 2010
Town of Vail Planning and Environmental Commission and Adjacent Property Owners
Re: A report to the Planning and Environmental Commission on the administrator's approval
of an amendment to an existing conditional use permit, pursuant to 12-16-10, Amendment
Procedures, Vail Town Code, to lower the approved building height of a new public building
and grounds (new fire station #3) by reducing a roof pitch from 5'/2:12 to 5:12, located at
2399 North Frontage Road West/Parcel A, Resub ofTract D, Vail Das Schone Filing 1, and
2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone Filing 1, and setting
forth details in regard thereto. (PEC100047)
Applicant: Town of Vail, represented by Mark Miller, Fire Chief
Planner: Bill Gibson
Dear Planning and Environmental Commission members and adjacent property owners:
The purpose of this letter is to inform you that the Town of Vail Staff has approved an amendment
to the existing conditional use permit for the new West Vail fire station to reduce the roof pitch on
portions of the building from a 5'/2:12 to 5:12. Architectural plans of this amendment have been
attached for reference. Larger scale plans are available for inspection at the Town of Vail
Community Development Department during regular business hours.
The Town of Vail Staff has determined that this amendment to the existing West Vail fire station
conditional use permit meets the review criteria prescribed by Section 12-16-10, Amendment
Procedures, Vail Town Code. This administrative approval of a conditional use permit amendment
will be reported to the Town of Vail Planning and Environmental Commission at its Monday,
November 8, 2010 public hearing at 1:00 p.m. in the Vail Town Council Chambers, located at 75
South Frontage Road West. The Planning and Environmental Commission reserves the right to
"call up" this administrative action for additional review at this hearing. This administrative action
may also be appealed by an adjacent property owner, any aggrieved or adversely affected person,
or the Vail Town Council as outlined in Section 12-3-3, Appeals, Vail Town Code.
Should you have any questions, please feel free to contact me directly at 970-479-2173.
Sincerely,
Bill Gibson, AICP
Town Planner
Attachments: A: Sheet A-2.7, Roof Plan
B: Sheet A-3.0, Elevation
C: Sheet A-3.2, Elevation
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2121 N. Frontage Rd., #181
Vail, CO 81657
Donald Smith & Patricia Senecal
6408 S. Blackhawk Wy.
Aurora, CO 80016
John & Karen Bergey
9033 Meadow Hill Cr.
Lonetree, CO 80124
Iceliux LLC
147 Gutenberg
Mexico, DF 11590
Brenden & Douglas Bell
PO Box 2529
Avon, CO 81620
Arthur Stoever
2427 Chamonix Ln, #3
Vail, CO 81657
West Vail Associates LTD
2121 N Frontage Rd W, #101
Vail, CO 81657
Mary Zarba
2427 W Chamonix Ln, #1
Vail, CO 81657
James & Kelly Malin
Todd & Megan Bishop
2427 Chamonix Ln, #4
Vail, CO 81657
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'iilH�N 4F YAII. '
PLANNING AND ENVIRONMENTAL COMMISSION
October 25, 2010
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT
Bill Pierce
Henry Pratt
Michael Kurz
David Viele
Tyler Schneidman arrived at 1:03pm
MEMBERS ABSENT
John Rediker
Luke Cartin
5 minutes
1. A request for the review of a conditional use permit, pursuant to Section 12-9C-3, Conditional
Uses, Vail Town Code, for a public building and grounds, to allow for the construction of a new
structure to replace the Lionshead Parking Structure Auxiliary Building to provide guest related
facilities, located at 395 South Frontage Road West/Lot 1, Block 2, Vail Lionshead First Filing,
Lot 3, A Resubdivision of Lot 1, Block 1, Vail Lionshead Second Filing, and East Lionshead
Circle rights-of-way, and setting forth details in regard thereto. (PEC100042)
Applicant: Town of Vail, represented by Tom Braun
Planner: Warren Campbell
ACTION: Table to November 8, 2010
MOTION: Viele SECOND: Pratt VOTE: 4-0-0
5 minutes
2. A request for review of a variance, pursuant to Chapter 14-1-5, Variances, Vail Town Code, from
Section 14-10-5, Building Materials and Design, Vail Town Code, to allow for the installation of
solar panels within two feet of a roof ridge and eave and extending higher than the ridgeline,
located at 4918 Meadow Drive, Unit A/Lot 16, Block 7, Bighorn Subdivision Fifth Addition, and
setting forth details in regard thereto. (PEC100046)
Applicant: Laurent Meillon
Planner: Bill Gibson
ACTION: Table to January 10, 2011
MOTION: Viele SECOND: Pratt VOTE: 4-0-0
3. Approval of October 11, 2010 minutes
MOTION: Viele SECOND: Pratt
4. Information Update
Commissioner Schneidman arrived.
VOTE: 4-0-0
Commissioner Pierce inquired into the outcome of the Vail Village Townhome District at Town
Council.
Bill Gibson explained that the Town Council had requested additional information related to the
initial eave height concept and other tools to maintain the existing scale and character of the
neighborhood. He clarified that it would return to Council in December.
Commissioner Pierce inquired as to the status of the Ever Vail project.
Page 1
Warren Campbell explained that the draft fiscal report had been completed and will be presented
to the Town Council on November 16t". It was anticipated that the Ever Vail project would
reappear in January on the Commission's hearing agenda.
5. Adjournment
MOTION: Viele SECOND: Kurz 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 October 23, 2010, in the Vail Daily.
Page 2
Ad Name: 5729337A
Customer: TOWN OF VAIL/PLAN DEPT/COMM
Your account number is: 1023233
PROOF OF PUBLICATION
STATE OF COLORADO }
}SS.
COUNTY OF EAGLE }
I, Don Rogers, do solemnly swear that I am a qualified
representative ofthe Vail Dai1�-. Thatthe same Dail�-ne�� spaper
printed, in ��-hole or in pait and published in the Count�
of Eagle, State of Colorado, and has a general circulation
therein; that said ne�� spaper has been published continuousl�-
and unintei7-uptedly- in said Count�- of Eagle for a period of
more than fifty-two consecutive weeks next prior to the first
publication of the annexed legal notice or advertisement and
that said ne�� spaper has published the requested legal notice
and aclvertisement as requested.
The Vail Daily is an accepted legal advertising medium,
only for jurisdictions operating under Colorado's Home
Rule provision.
That the annexed legal notice or advertisement was
published in the regular and entire issue of evei�-
number of said dail�- ne�� spaper for the period of 1
consecutive insertions; and that the first publication of said
notice �� as in the issue of said ne�� spaper dated 10/22/2010 and
that the last publication of said notice ��as dated 10/22/2010
in the issue of said ne�� spaper.
In ��itness ��hereof, I ha�e here unto set m�- hand this da�-,
10/25/2010.
�
General Manager/Publisher/Editor
Vail Daily
Subscribed and s«om to before me, a notai}- public in and for
the Count�- of Eagle, State of Colorado this da�-10/25/2010.
� �
Pamela J. Schultz, Notary Public
My Commission expires: November 1, 2011
P111u1E1.A J SCt�U1T1
Ma�ty P�tk
State ot Cotoracto
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and
Environmental Commission of the Town of Vail will
hold a public hearing in accordance with section
123-6, Vail Town Code, on November 8, 2010, at
1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for the review of a final plat, pursuant to
Chapter 13-4, Minor Subdivisions, Vail Town Code,
to allow for the re-subdivision of a part of Lots A, B,
and C, into a single lot, located at 1 Vail Road/part
of Lots A, B, and C, Amended Map of Vail Village
Second Filing (Four Seasons), and setting forth
details in regard thereto. (PEC100048)
Applicant: Vail Development 09, LLC, represented
by Lori Rung
Planner: Warren Campbell
A report to the Planning and Environmental Com-
mission on the administrator's approval of an
amendment to an existing conditional use permit,
pursuant to 12-16-10, Amendment Procedures,
Vail Town Code, to lower the approved building
height of a new public building and grounds (new
fire station #3) by reducing a roof pitch from 5�:12
to 5:12, located at 2399 North Frontage Road
WesVParcel A, Resub of Tract D, Vail Das Schone
Filing 1, and 2310 Chamonix Road/Parcel B, Re-
sub of Tract D, Vail Das Schone Filing 1
(PEC100047)
Applicant: Town of Vail, represented by Mark Mill-
er
Planner: Bill Gibson
The applications and information about the propos-
als are available for public inspection during office
hours at the Town of Vail Community Develop-
ment Department, 75 South Frontage Road. The
public is invited to attend project orientation and the
site visits that precede the public hearing in the
Town of Vail Community Development Department.
Please call 970-479-2138 for additional informa-
tion.
Sign language interpretation is available upon re-
quest, with 24-hour notification. Please call
970-479-2356, Telephone for the Hearing Im-
paired, for information.
Published October 23, 2010, in the Vail Daily.
(5729337)
Ad Name: 5788155D
Customer: TOWN OF VAIL/PLAN DEPT/COMM
Your account number is: 1023233
PROOF OF PUBLICATION
STATE OF COLORADO }
}SS.
COUNTY OF EAGLE }
I, Don Rogers, do solemnly swear that I am a qualified
representative ofthe Vail Dai1�-. Thatthe same Dail�-ne�� spaper
printed, in ��-hole or in pait and published in the Count�
of Eagle, State of Colorado, and has a general circulation
therein; that said ne�� spaper has been published continuousl�-
and unintei7-uptedly- in said Count�- of Eagle for a period of
more than fifty-two consecutive weeks next prior to the first
publication of the annexed legal notice or advertisement and
that said ne�� spaper has published the requested legal notice
and aclvertisement as requested.
The Vail Daily is an accepted legal advertising medium,
only for jurisdictions operating under Colorado's Home
Rule provision.
That the annexed legal notice or advertisement was
published in the regular and entire issue of evei�-
number of said dail�- ne�� spaper for the period of 1
consecutive insertions; and that the first publication of said
notice �� as in the issue of said ne�� spaper dated 11/5/2010 and
that the last publication of said notice �� as dated 11/5/2010 in
the issue of said ne�� spaper.
In ��itness ��hereof, I ha�e here unto set m�- hand this da�-,
11�09�2010.
�
General Manager/Publisher/Editor
Vail Daily
Subscribed and s«om to before me, a notai}- public in and for
the Count�- of Eagle, State of Colorado this da�-11/09/2010.
� � � �
�.�I�����i��� `V
Pamela J. Schultz, Notary Public
My Commission expires: November 1, 2011
P111u1E1.A J SCt�U1T1
Ma�ty P�tk
State ot Cotoracto
PLANNING AND ENVIRONMENTAL
COMMISSION
November 08, 2010
1:OOpm
TOWN COUNqL CHAMBERS
/ PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
60 minutes
1.A request for the review of a conditional use permit, pursuant to Section 12-9P3, Conditional Uses, Vail
Town Code, for a public building and grounds, to allow for the construction of a new structure to replace
the Lionshead Parking Structure Auxiliary Building to provide guest related facilities, located at 395 South
Frontage Road WesVLot 1, Block 2, Vail Lionshead First Filing, Lot 3, A Resubdivision of Lot 1, Block 1,
Vail Lionshead Second Filing, and East Lionshead Cirde nghts-of-way, and setting forth details in regard
thereto. (PEC100042)
Applicant Town of Vail, represented by Tom Braun
Planner: Warren Campbell
20 minutes
2.A request for the review of a final plat, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to
allow for the re-subdivision of a part of Lots A, B, and C, into a single lot, located at 1 Vail Road/part of
Lots A, B, and C, Amended Map of Vail Village Second Filing (Four Seasons), and setting forth details in
regard thereto. (PEC100048)
Applicant: Vail Development 09, LLC, represented by Lon Rung
Planner: Warren Campbell
5 minutes
3.A report to the Planning and Environmental Commission on the administrators approval of an amend-
ment to an existing conditional use permit, pursuant to 12-16-10, Amendment Procedures, Vail Town
Code, to lower the approved building height of a new public building and grounds (new fire station #3) by
reducing a roof pitch from 51:12 to 5:12, located at 2399 North Frontage Road WesVParcel A, Resub of
Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone
Filing 1, and setting forth details in regard thereto. (PEC100047)
Applicant Town of Vail, represented by Mark Miller
Planner: Bill Gibson
5 minutes
4.A request forfinal review of conditional use permits, pursuant to Section 12-71-5, Conditional Uses:
Generalty (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to allow for the devel-
opment of a public or private parking lot (parking structure); a vehide maintenance, service, repair, stor-
age, and fueling facility; a ski lift and tow (gondola), within'Ever VaiP (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 desaiption is available for inspection at the Town of Vail Com-
munity Development Department), and setting forth details in regard thereto. (PEC080063)
Applicant: Vail Resorts, represented by Maunello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 10, 2011
5 minutes
5.A request for a final recommendation to the Vail Town Council for a zone district boundary amendment,
pursuant to 12-3-7, Amendment, Vail Town Code, to allow for a rezoning of properties from Artenal Busi-
ness Distnct and unzoned South Frontage Road West right-of-way which is not zoned to Lionshead Mixed
Use-2, properties known as "Ever Vail" (VJest Lionshead), located at 953 and 1031 South Frontage Road
West and South Frontage Road West right-of-way, (a complete legal desaiption is available for inspeo
tion at the Town of Vail Community Development Department), and setting forth details in regard thereto.
(PEC080061)
Applicant: Vail Resorts, represented by Maunello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 10, 2011
5 minutes
6.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 desaiption 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 Maunello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 10, 2011
5 minutes
7.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 Artide 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 Distnct for incorporation into the properties known as'Ever Vail' (West
Lionshead), located at 1000 S. Frontage Road WesVLot 54 Glen Lyon Subdivision, and setting forth de-
tails in regard thereto. (PEC090036)
Applicant: Vail Resorts, represented by Maunello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 10, 2011
5 minutes
8.A request for a work session on a major exterior alteration, 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 induding 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 nght-of-way/Unplatted (a complete legal descnption 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 Maunello Planning Group, LLC
Planner: Warren Campbell
ACTION: Table to January 10, 2011
5 minutes
9.A request for an amendment to an Approved Development Plan, pursuant to Section 12-61-11,
Development Plan Required, Housing Zone DisMct, Vail Town Code, to allow for revisions to the required
landscape plan and geologic hazard mitigation plan for the redevelopment of the eastemmost 524 aaes
of the Timber Ridge Village Apartments; and a request for the review of a vanance, from Section 14-5-1,
Minimum Standards, Parking Lot and Parking Structure Design Standards for All Uses, Vail Town Code,
pursuant to Chapter 12-17, Vanances, Vail Town Code, to allow for a aossover dnve aisle width of less
than thirty-feet (30') within the required parking structure, located at 1280 North Frontage Road/Lots 1-5,
Block C, Lions Ridge Subdivision Filing 1,and setting forth details in regard thereto.
(PEC100018/P EC100019)
Applicant: Vail Timber Ridge LLC.
Planner: George Ruther
ACTION: Table to December 13, 2010
10.Approval of October 11, 2010 minutes
MOTION: SECOND: VOTE:
11.Information Update
12.Adjoumment
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 orientahon 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 Heanng Impaired, for information.
CommuniN Development Department
PublishedNovember5, 201Q in the Vail Daily. (5788155)