HomeMy WebLinkAbout2020-09-22 VLHA Meeting Agenda
Vail Local Housing Authority Agenda
September 8, 2020
3:00 PM
Virtual Meeting
75 S. Frontage Road - Vail, Colorado, 81657
Members Present Members Absent
Steve Lindstrom
Molly Morales
Mary McDougall
Greg Moffet
James Wilkins
Staff
George Ruther
Lynne Campbell
1. Call to Order
1.1. VLHA Meeting (1) Zoom Meeting
1.2. VLHA Meeting (2) Zoom Meeting
1.3. Call to Order
A quorum being present Lindstrom called the meeting to order at 3:00PM.
2. Citizen Participation
2.1. Citizen Participation
No one was present from the public.
3. Approval of Minutes
3.1. VLHA August 25, 2020 Meeting Results
MOTION: MORALES SECOND: WILKINS VOTE: 5-0 APPROVED
4. Main Agenda
4.1. Long-term Rental Incentives Discussion
Lindstrom shared and reviewed an article from Colorado Sun impact of people
coming to the mountains purchasing homes working remotely.
https://coloradosun.com/2020/09/08/demand-for-colorado-resort-homes-pinching-
affordable-housing-for-locals/)
Ruther discussed Truckee, California’s Landing Locals (https://landinglocals.com/
), a
program connecting property owners with interested rental parties.
Ideas discussed by the Authority are:
VLHA assists landlords who want to long term lease to VLHA, the Authority
locates a tenant, similar to master lease
Vail Health’s internal rental program has potential: master lease, VH handles
maintenance vs. calling landlord, employees already have background check,
etc. Landlord benefit is knowing lease payment on time
Morales and Ruther will research options similar to Vail Health’s program and
communicate findings at the next VLHA meeting.
4.2. Inclusionary Zoning/Commercial Linkage Fee in Lieu Informational Update for Joint
meeting scheduled with the Town Council on October 6, 2020.
Presenter: George Ruther, Housing Director
Ruther asked for members to be present for a joint Council afternoon meeting on
October 6, 2020 to discuss policy around Inclusionary Zoning (IZ) and Commercial
Linkage (CL) to Residential Linkage opportunity and updated fees-in-lieu.
Current fee schedule hasn’t been updated since 2016 and Council noted there is a need
to update or re-set the Commercial Linkage and Inclusionary Zoning fees. Currently fees
are based on actual cost of building units vs. affordability gap to purchase a Vail home.
Area Median Income (AMI) was used along with understanding the gap is to purchase a
home in Vail. With Economic Planning Systems (EPS) assistance the Town will review
Residential Linkage as way of addressing mitigation for residential development. The
goal is to have updated fees adopted on or by January 1, 2021.
Andrew Knudtsen and Rachel Shindman from EPS provided an overview of analysis
and options to move away from Commercial Linkage (CL) and Inclusionary Zoning (IZ)
to a Residential Linkage (RL). There appears to be movement toward RL in other
communities. Big emphasis is on today’s construction cost in Vail.
Next step is a joint Council/Authority meeting on October 6, 2020 regarding policy
direction and EPS’ approach considerations.
EPS will provide review materials to the Authority prior to October 6, 2020.
5. Matters from the Chairman and Authority Members
5.1. Matters from the Chairman and Authority Members
Presenter: Steve Lindstrom, Chairman
Lindstrom reminded the Authority of the Engage Vail West Vail virtual open
th
house September 10
.
Wilkins left meeting at 4:05PM prior to entering executive session.
6. Executive Session
6.1. Executive Session per C.R.S. §24-6-402(4)(a)(e) - to discuss the purchase,
acquisition, lease, transfer, or sale of property interests and to determine positions,
develop a strategy and instruct negotiators, regarding: submitted Vail InDEED
applications and program details.
Presenter: Lynne Campbell, Housing Coordinator
Morales motioned to exit the regular meeting and enter executive session.
MOTION: MORALES SECOND: MORALES VOTE: 4-0 APPROVED
Moffet motioned to leave executive session and re-enter the regular meeting.
MOTION: MOFFETSECOND: MC DOUGALL VOTE: 4-0 APPROVED
Moffet left meeting after Executive session adjournment.
7. Any Action as a Result of Executive Session
7.1. Action as a Result of Executive Session
MOTION: MCDOUGALL SECOND: MORALES VOTE: 3-0 APPROVED
8. Adjournment
8.1. Adjournment 5:00PM (estimated time)
McDougall motioned to adjourn the meeting at 4:35PM.
MOTION: MCDOUGALL SECOND: MORALES VOTE: 3-0 APPROVED
9. Future Agenda Items
9.1.
Housing Sites Discussion
Land Banking (sale of GRFA)
Public Health Housing Incentive, Eagle County Health
Eagle County Housing Guidelines
10.Next Meeting Date
10.1. Next Meeting Date September 22, 2020
Meeting agendas and materials can be accessed prior to meeting day on the Town of
Vail website www.vailgov.com. All housing authority meetings are open to the public.
Times and order of agenda are approximate, subject to change, and cannot be relied
upon to determine at what time the Vail Local Housing Authority will discuss an item.
Please call (970) 479-2150 for additional information. Please call 711 for sign
language interpretation 48 hours prior to meeting time.
Housing Department
TO:Vail Local Housing Authority (VLHA)
FROM:Community Development Department
DATE: September 22, 2020
SUBJECT: A request for a recommendation to the Vail Town Council for a Prescribed
Regulation Amendment pursuant to Section 12-3-7 Amendment, Vail Town Code
to replace Section 12-6I-8 Parking and Loading, Vail Town Code, with a new
section, Section 12-6I-8 Mobility, to address mobility needs of residents in the
Housing (H) Zone District, and setting forth details in regard thereto. (PEC20-0021)
Applicant: Town of Vail
Representative: Matt Gennett
I. SUMMARY
The Town of Vail Community Development Department is requesting a recommendation
to the Vail Town Council for a Prescribed Regulation Amendment pursuant to Section 12-
3-7 Amendment, Vail Town Code to replace Section 12-6I-8 Parking and Loading, Vail
Town Code, with a new section, Section 12-6I-8 Mobility, to address mobility needs of
residents in the Housing (H) Zone District..
Based upon staff’s review of the criteria outlined in Section VI of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission forward a recommendation
of approval to the Vail Town Council for the proposed Prescribed Regulations
Amendment.
II. DESCRIPTION OF REQUEST
This is a request for a recommendation to the Vail Town Council to replace Section 12-6I-
8 Parking and Loading with a new section, Section 12-6I-8 Mobility, to address mobility
needs of residents in the Housing (H) Zone District. The proposed new section will shift
the focus of Town Code regulations away from existing minimum parking requirements,
which are determined based on the number and size of dwelling units, toward an
alternative approach with an emphasis on meeting the transportation and mobility needs
of residents.
(Please see Section V of the report for the proposed new section language.)
III.TOWN COUNCIL DIRECTION
The Vail Town Council, in January of 2020, directed the Community Development
Department to investigate alternatives to the existing parking requirements in the Housing
(H) Zone District. A preliminary memo to the Town Council (Council) was heard during
the afternoon session on February 18, 2020. At this meeting the Town Council asked staff
to further refine an approach that focuses on residents’ transportation needs (mobility)
and not solely on traditional physical parking requirements.
The Community Development Department returned to the Town Council on July 21, 2020
with draft language for a new approach to mobility requirements in the Housing (H)
District. At this meeting the Council provided support for the revised approach to mobility
and requested that the new language be formally reviewed by the Planning and
Environmental Commission before returning to Council for adoption.
The only significant change in language since the July 21, 2020 meeting is the inclusion
of a minimum parking requirement, unless a variance is approved, to address concerns
realized with projects similar to the Solar Vail Development where a lack of parking has
resulted in fire lane infractions and residents seeking parking in the TOV garages. (Red
Sandstone et al)
Although the revised language shifts the focus away from physical automobile parking,
the practical effect will be a more robust management plan, formalized criteria and
performance standards, with greater accountability and enforcement provisions.
IV. BACKGROUND
Current trends in community planning recognize that privately-owned automobiles are no
longer the primary means of transportation for some people, and well-designed,
sustainable site and building plans should not be driven by the need to park vehicles. The
availability of and proximity to mass transit, walkability, bicycle routes, E-bikes and car-
sharing are proving to be meaningful criteria to reduce the need for asphalt surface and
structured parking lots on scarce land.
The Vail Town Code (Code) takes a largely traditional approach to parking requirements.
These requirements do acknowledge that parking demands vary by parts of Town through
having two requirements, one for the Core Area (the villages) and one for areas outside
of the core. Beyond this distinction, the Code relies on traditional means to determine
parking requirements through a ratio of required spaces to unit count (hotel rooms),
square footage (commercial uses) or GRFA (residential uses). Within the Core Area, the
parking ratio is fixed at 1.4 spaces per unit, regardless of size. Below is a link to Chapter
10, Off Street Parking and Loading of the Code:
https://www.sterlingcodifiers.com/codebook/getBookData.php?chapter_id=34610#3461
0
Provisions within the Housing (H) Zone District
Town of Vail Page 2
The Code does provide theability for projects within the Housing (H) District to deviate
from the established parking requirements through the review process before the
Planning and Environmental Commission. This language is as follows:
Sec. 12-6I-8: Parking and Loading
Off street parking shall be provided in accordance with chapter 10 of this title. No parking
or loading area shall be located within any required setback area. At the discretion of the
planning and environmental commission, variations to the parking standards outlined in
chapter 10 of this title may be approved during the review of a development plan subject
to a parking management plan. The parking management plan shall be approved by the
planning and environmental commission and shall provide for a reduction in the parking
requirements based on a demonstrated need for fewer parking spaces than chapter 10
of this title would require. For example, a demonstrated need for a reduction in the
required parking could include:
A. Proximity or availability of alternative modes of transportation including, but not
limited to, public transit or shuttle services.
B. A limitation placed in the deed restrictions limiting the number of cars for each unit.
C. A demonstrated permanent program including, but not limited to, rideshare
programs, carshare programs, shuttle service, or staggered work shifts
The approved parking ratios for residential development within the Housing (H) District
and workforce housing in other zone districts is shown on the chart below, including a
breakdown by both unit and bedroom count.
Use Type Unit Bedroom Parking Parking Rate Parking Rate
Count Count Provided (per multi-family (per
unit) bedroom)
Solar Vail 65 69 34 0.52 .49
First Chair32 124 32 1.0 .26
Lions Ridge 113 197 153 1.35 .78
Timber Ridge 94 46 0.82
Middle Creek142 254 247 1.74 .97
Buzzard Park 24 24 29 1.21 1.21
Chamonix 32 86 113 3.5 1.31
Townhomes
Booth Heights 30 84 60 2.0 .71
multi-family
IV. EXISTING AND PROPOSED TEXT
Existing
Town of Vail Page 3
12-6I-8 Parking and Loading
Off street parking shall be provided in accordance with chapter 10 of this title. No parking
or loading area shall be located within any required setback area. At the discretion of the
planning and environmental commission, variations to the parking standards outlined in
chapter 10 of this title may be approved during the review of a development plan subject
to a parking management plan. Theparking management plan shall be approved by the
planning and environmental commission and shall provide for a reduction in the parking
requirements based on a demonstrated need for fewer parking spaces than chapter 10
of this title would require. For example, a demonstrated need for a reduction in the
required parking could include:
A. Proximity or availability of alternative modes of transportation including, but not
limited to, public transit or shuttle services.
B. A limitation placed in the deed restrictions limiting the number of cars for each unit.
C. A demonstrated permanent program including, but not limited to, rideshare
programs, carshare programs, shuttle service, or staggered work shifts.
To be replaced with:
12-6I-8: Mobility
Mobility for residences shall be provided in accordance with a Mobility
Management Plan approved by the Planning and Environmental Commission.
A. Mobility Management Plan
A Mobility Management Plan, prepared by the applicant, shall describe how
the mobility needs of the residents will be met. This plan shall include:
1. Layout of proposed covered and uncovered parking including
applicable dimensions, provisions for stacked parking and
compact spaces, if proposed.
2. Information on how proposed parking spaces will be allocated to
units and if this allocation is on the form of a deed restriction.
a. If units exceed (X amount), a professionally produced
parking study shall be required.
3. Existence of any bike or vehicle share/shuttle program.
4. Provide covered/protected/secured bike parking/storage
5. Provisions for guest parking/management
6. Seasonal variations in parking management plan
7. Provisions for off-site vehicle storage
B. Review Criteria
Town of Vail Page 4
AMobility Management Plan shall be reviewed based on the following
criteria:
1. Adequate off-street parking is demonstrated for the quantity of
proposed beds in relation to the proximity of the development to
core services and public transit.
a. Hierarchy of bus routes (aka regional vs local)
b. Proximity to job centers
c. Proximity to commercial area
2. Adequate off-street parking is demonstrated in consideration of
other provided mobility options including, but not limited to, bike
or vehicle share/shuttle programs.
3. At no times shall a Mobility Management Plan be approved that
proposes, in aggregate, less than one parking space per unit.
Mobility Management Plans proposing, in aggregate, less than one
parking space per unit shall be reviewed as a Varianceper Chapter
12-17.
C. Performance Standards
After implementation of a Mobility Management Plan, the following
performance standards shall be maintained:
1. At no times shall personal vehicles be parked in areas designated
for Fire Service or within a dedicated emergency access easement.
2. At no times shall personal vehicles be parked on adjacent
properties unless permission has been obtained in writing and
provided to and approved the Town.
3. A no times shall personal vehicles be parked in the ROW.
4. At no times shall personal vehicles be parked in areas other than
designated spaces as shown on the approved development plan.
5.At no times shall parking extend into required drive aisles.
6.A no times shall storage of goods, trailers, campers, or unlicensed
vehicles in designated parking areas.
7.Bike parking, as shown on the approved development plan, shall
be maintained at all times in a clean, safe and functional condition.
D. Reporting Requirement
For the first five years following the implementation of a Mobility
Management Plan, the managing officer shall submit a report to the
Community Development Department. This report shall be received within
30 days of the date of the anniversary of the first issued Certificate of
Occupancy. The report shall include the following:
Town of Vail Page 5
1.Occupancy
a.Occupied units
b.Number of residents per unit
2.Usage of mobility services
3.Results of survey of residents concerning parking
4. Reports code enforcement/fire/parking complaints
5. Parking utilization study during peak periods (summer and winter)
E. Enforcement Policy
1. If the Mobility Management Plan reporting shows violations of the
performance standards, the plan shall be remanded to the
Planning and Environmental Commission for review of the report.
The applicant shall prepare a resolution to the violations and an
alteration/addendum to the plan to maintain future compliance.
This alteration/addendum shall be approved by the Planning and
Environmental Commission.
2. If at any time, there is credible evidence that the Mobility
Management Plan is not meeting any of the established
performance standards, as determined by town staff, the applicant
shall be notified in writing and given thirty (30) days to cure the
violation. Failure to do so shall result in the Mobility Management
Plan being remanded to the Planning and Environmental
Commission for further review.
3. Nothing above in (1) and (2) shall preclude the enforcement of
parking infractions as municipal code violations.
V. APPLICABLE PLANNING DOCUMENTS
Title 12 – Zoning Regulations, Vail Town Code
Section 3-7 Amendment (in part)
A. Prescription: The regulations prescribed in this title and the boundaries of the zone
districts shown on the official zoning map may be amended or repealed by the town
council in accordance with the procedures prescribed in this chapter.
B. Initiation:
1. An amendment of the regulations of this title or a change in zone district boundaries
may be initiated by the town council on its own motion, by the planning and environmental
commission on its own motion, by petition of any resident or property owner in the town,
or by the administrator.
Town of Vail Page 6
2. A petition for amendment of the regulations or a change in zone district boundaries
shall be filed on a form to be prescribed by the administrator. The petition shall include a
summary of the proposed revision of the regulations, or a complete description of
proposed changes in zone district boundaries and a map indicating the existing and
proposed zone district boundaries. If the petition is for a change in zone district
boundaries, the petition shall include a list of the owners of all properties within the
boundaries of the area to be rezoned or changed, and the property adjacent thereto. The
owners' list shall include the names of all owners, their mailing and street addresses, and
the legal description of the property owned by each. Accompanying the list shall be
stamped, addressed envelopes to each owner to be used for the mailing of the notice of
hearing. The petition also shall include such additional information as prescribed by the
administrator.
VI. REVIEW CRITERIA
Section 12-3-7(C)(2) of the Zoning Regulations identifies the criteria that the Planning
and Environmental Commission must consider before making a recommendation for a
change to the text of the code. These criteria include the following:
1. The extent to which the text amendment furthers the general and specific
purposes of the zoning regulations; and
The proposed text amendment provides an enhanced framework for the development,
review and enforcement of mobility plans within the Housing (H) zone district. The
enhanced framework provides for the needed flexibility in the district while recognizing
the necessity of adequate review provisions and performance standards. The text
amendments further the following general and specific purposes of the zoning
regulations.
Section 12-1-2 A
General: These regulations are enacted for the purpose of promoting the health, safety,
morals, and general welfare of the town, and to promote the coordinated and harmonious
development of the town in a manner that will conserve and enhance its natural
environment and its established character as a resort and residential community of high
quality.
Section 12-1-2 B
3. To promote safe and efficient pedestrian and vehicular traffic circulation and to lessen
congestion in the streets.
4. To promote adequate and appropriately located off street parking and loading facilities.
Town of Vail Page 7
6. To encourage a harmonious, convenient, workable relationship among land uses,
consistent with municipal development objectives.
7. To prevent excessive population densities and overcrowding of the land with structures.
8. To safeguard and enhance the appearance of the town.
10. To assure adequate open space, recreation opportunities, and other amenities and
facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viable community.
Staff finds this criterion to be met.
2. The extent to which the text amendment would better implement and better
achieve the applicable elements of the adopted goals, objectives, and policies
outlined in the Vail comprehensive plan and is compatible with the development
objectives of the town; and
The proposed text amendment is compatible with the development objectives of the town
by providing flexibility within the Housing (H) zone districts while improving standards,
accountability and enforcement. The following are relevant goals of the Town’s
Comprehensive Plan that are supported by the proposed amendment:
Vail Land Use Plan:
Goal 1.1. Vail should continue to grow in a controlled environment,
maintaining a balance between residential, commercial and recreational uses to
serve both the visitor and the permanent resident.
Goal 1.3. The quality of development should be maintained and upgraded
whenever possible.
Vail 2020 Community Values:
Transportation and Transit Network: Vail values a sustainable, multi-modal transportation
system that effectively provides ease of access to residents, visitors and the workforce in
an environmentally and technologically forward manner.
Goal #2: Land use and development decisions will address environmental sustainability
as a priority of the community.
Actions/Strategies
Promote alternative transportation through planning efforts that will reduce Vail’s carbon
impact.
Town of Vail Page 8
Support employee housing initiatives in order to reduce trips into Vail.
Staff finds this criterion to be met.
3. The extent to which the text amendment demonstrates how conditions have
substantially changed since the adoption of the subject regulation and how the
existing regulation is no longer appropriate or is inapplicable; and
The Housing (H) Zone District and the accompanying parking regulations were
incorporated into the Vail Town Code in 2001. There have been no amendments to this
section of the district since that time despite considerable changes in attitudes and
approaches to mobility. While the existing language does provide some flexibility to the
rigid parking standards found in Chapter 10, it lacks the necessary framework for
thoughtful review by the decisionmakers and accountability for the applicant. Coupled
with enhanced enforcement measures, this framework provides the needed framework
for developers of workforce housing while safeguarding the community from inadequate
mobility infrastructure.
Staff finds this criterion to be met.
4. The extent to which the text amendment provides a harmonious, convenient,
workable relationship among land use regulations consistent with municipal
development objectives; and
The proposed text amendment provides an enhanced framework for the development,
review and enforcement of mobility plans within the Housing (H) zone district. The
amendment preserves a harmonious, convenient, and workable relationship among land
uses consistent with municipal objectives, chiefly the development of workforce housing
and the necessary mobility options and infrastructure to support its residents.
As a result, staff finds this criterion to be met.
5. Such other factors and criteria the planning and environmental commission
and/or council deem applicable to the proposed text amendment.
VII. STAFF RECOMMENDATION (for PEC’s consideration on September 28, 2020)
Based upon the analysis of the review criteria contained in Section VI of this
memorandum and on the evidence and testimony presented, the Community
Development Department recommends that the Planning and Environmental
Commission make a recommendation to the Vail Town Council to approve a Prescribed
Regulation Amendment pursuant to Section 12-3-7 Amendment, Vail Town Code to
replace Section 12-6I-8 Parking and Loading, Vail Town Code, with a new section,
Section 12-6I-8 Mobility, to address mobility needs of residents in the Housing (H) Zone
District., and setting forth details in regard thereto. (PEC20-0021)
Town of Vail Page 9
Ifthe Planning and Environmental Commission choosesto recommend approval of the
proposed text amendment, the Community Development Department recommends the
following motion:
“The Planning and Environmental Commission forwards a recommendation of
approval to the Vail Town Council for a Prescribed Regulation Amendment
pursuant to Section 12-3-7 Amendment, Vail Town to replace Section 12-6I-8
Parking and Loading, Vail Town Code, with a new section, Section 12-6I-8 Mobility,
to address mobility needs of residents in the Housing (H) Zone District., and setting
forth details in regard thereto.”
Should the Planning and Environmental Commission choose to forward a
recommendation of approval to the VailTown Council for the proposed Prescribed
Regulation Amendment, the Community Development Department recommends the
Commission makes the following findings:
"Based upon the review of the criteria outlined in Section VI of the Community
Development Department memorandum dated September 28, 2020 and the
evidence and testimony presented, the Planning and Environmental Commission
finds:
1. That the amendment is consistent with the applicable elements of the
adopted goals, objectives and policies outlined in the Vail comprehensive
plan and is compatible with the development objectives of the town; and
2. That the amendment furthers the general and specific purposes of the zoning
regulations; and
3. That the amendment promotes the health, safety, morals, and general
welfare of the town and promotes the coordinated and harmonious
development of the town in a manner that conserves and enhances its
natural environment and its established character as a resort and residential
community of the highest quality.
VIII. Attachments
A. Staff memorandum to the Town Council, February 18, 2020
B. Staff Memorandum to the Town Council, July 19, 2020
Town of Vail Page 10
To: Vail Town Council
From: Matt Gennett, Community Development Director
Date: February 18, 2020
Subject: Mobility and Parking Requirements- Policy Discussion
I. INTRODUCTION
The purpose of this memorandum is to frame a policy dialogue around the issue of
minimum parking requirements, particularly in the Housing (H) zone district, to consider
more efficacious standards and practices based on the concept of mobility. The policy
discussion will center on shifting the focus of Town Code regulations away from existing
minimum parking requirements, which are determined based on the number and size of
dwelling units, toward an alternative approach that requires meeting the transportation and
mobility needs of residents.
Current trends in community planning recognize that privately-owned automobiles are no
longer the primary means of transportation for some people,and well-designed,
sustainable site and building plans should not be driven by the need to park vehicles. The
availability of proximity to mass transit, walkability, bicycle routes, E-bikes and car-sharing
are proving to be meaningful criteria to reduce the need for asphalt surface and structured
parking lots on scarce land.
II. BACKGROUND
As stated above, the Vail Town Code (Code) takes a largely traditional approach to parking
requirements. These requirements do acknowledge that parking demands vary by parts of
Town through having two requirements, one for the Core Area (the villages) and one for
areas outside of the core. Beyond this distinction, the Code relies on traditional means to
determine parking requirements through a ratio of required spaces to unit count (hotel
rooms), square footage (commercial uses) or GRFA (residential uses). Within the Core
Area, the parking ratio is fixed at 1.4 spaces per unit, regardless of size. Below is a link to
Chapter 10, Off Street Parking and Loading of the Code:
https://www.sterlingcodifiers.com/codebook/getBookData.php?chapter_id=34610#34610
The Code does provide the ability for certain projects to deviate from the established
parking requirements. These include the following:
Special Review Provisions
Within Chapter10, there arecriteriathat allows the PEC to deviate as much as twenty-five
percent (25%) from the requirement. The language is as follows Section 12-10-20):
Notwithstanding the provisions of section 12-10-18 of this chapter, the Planning and
Environmental Commission may approve a reduction to the number of required spaces
specified in section 12-10-10 of this chapter, provided a report documenting the presence
of unique parking characteristics is provided by a qualified consultant and the following
findings are made by the Planning and Environmental Commission:
A. The parking demand will be less than the requirements identified in section
12-10-
10of this chapter; and
B. The probable long term use of the building or structure, based on its design, will not
generate additional parking demand; and
C. The use or activity is part of a demonstrated permanent program (including, but not
limited to, "rideshare" programs, shuttle service, or staggered work shifts) intended to
reduce parking demand that has been incorporated into the project's final approved
development plan; and
D. Proximity or availability of alternative modes of transportation (including, but not
limited to, public transit or shuttle services) is significant and integral to the nature of
the use or business activity.
In reaching a decision, the Planning and Environmental Commission shall consider survey
data submitted by a qualified transportation planning or engineering consultant. Projects
under "special review" are subject to additional scrutiny by the Planning and Environmental
Commission after development plan approval if it is deemed necessary to verify continued
compliance with the above listed criteria. The maximum allowable reduction in the number
of required spaces shall not exceed twenty five percent (25%) of the total number required
under section 12-10-10 of this chapter.
Provisions within the Housing (H) Zone District
Within the Housing Zone District are similar criteria that allows the PEC to deviate from the
parking requirements with no limitations. This language is as follows (Sec. 12-6I-8):
Off street parking shall be provided in accordance with chapter 10 of this title. No parking
or loading area shall be located within any required setback area. At the discretion of the
planning and environmental commission, variations to the parking standards outlined in
chapter 10of this title may be approved during the review of a development plan subject
to a parking management plan. The parking management plan shall be approved by the
planning and environmental commission and shall provide for a reduction in the parking
requirements based on a demonstrated need for fewer parking spaces than chapter 10of
this title would require. For example, a demonstrated need for a reduction in the required
parking could include:
Town of Vail Page 2
A. Proximity or availability of alternative modes of transportation including, but not
limited to, public transit or shuttle services.
B. A limitation placed in the deed restrictions limiting the number of cars for each unit.
C. A demonstrated permanent program including, but not limited to, rideshare
programs, carshare programs, shuttle service, or staggered work shifts.
Onsite EHUs required per Inclusionary Zoning or Commercial Linkage
Employee Housing Units that are built onsite as a requirement of either Inclusionary Zoning
or Commercial Linkage may request a deviation from the parking requirements. This
language is as follows (Sec. 12-23-3D and Sec. 12-24-3D):
Exception For On Site EHUs: At the discretion of the applicable governing body, variations
to the parking standards outlined in chapter 10 of this title may be approved during the
review of an employee housing plan subject to a parking management plan. The parking
management plan may be approved by the applicable governing body and may provide for
a reduction in the parking requirements for on site units based on a demonstrated need for
fewer parking spaces than chapter 10 of this title would require. For example, a
demonstrated need for a reduction in the required parking could include:
a. Proximity or availability of alternative modes of transportation including, but not
limited to, public transit or shuttle services.
b. A limitation placed in the deed restrictions limiting the number of cars for each unit.
c. A demonstrated permanent program including, but not limited to, rideshare programs,
car share programs, shuttle service, or staggered work shifts.
General Use (GU) District
All development standards including parking are determined by the PEC
Other Means
The Vail Town Code also allows variations to parking requirements through the Variance
and Special Development District processes.
III.ALTERNATIVEAPPROACHS
As presented in the previous section, the Code provides a number of means to deviate
from the parking requirements of Chapter 10. What they all have in common is that they
use the requirements of Chapter 10 as the basis. The reliance on a use-based approach
may not yield results consistent with the development objectives of the Town.
Town of Vail Page 3
Alternative approaches to parking requirements do exist. One example that builds on Vail’s
Core Area concept it utilized in Salt Lake City, Utah. Salt Lake City’s Off-Street Parking,
Mobility and Loading standards considers the context of developments when determining
parking requirements. The following is an excerpt from their Development Code:
Context Approach
Salt Lake City has a wide variety of development contexts that make any single approach
to minimum and maximum parking requirements ineffective. The parking demand for a
downtown area served by transit will be much lower than a downtown adjacent
neighborhood or suburban shopping center. To ensure that minimum and maximum
parking requirements reflect the built context (and future built context) of the area, we
created four distinct “context areas”, and then tailored minimum and maximum parking
standards to each. The Minimum and Maximum Off-Street Parking Table below lists the
specific zoning districts included in each context area. The following is a brief narrative
introducing each context area:
1. General Context: This category includes the City’s zoning districts that tend to be more
auto dependent and/or suburban in scale and parking needs. This context applies broadly
to all of the zoning districts that are not specifically listed in the other context areas.
2. Neighborhood Center: This category includes areas with small- or moderate-scale
shopping, gathering, or activity spaces, often within or adjacent to General Context areas,
but that are not necessarily well served by transit. This category includes zoning districts
with pedestrian-scale development patterns, building forms, and amenities.
3. Urban Center: This category includes zoning districts with dense, pedestrian-oriented
development within more intensely developed urban centers. The parking demand in this
context is higher than in the Neighborhood Center Context, but lower than areas with good
transit service.
4. Transit Context: This category includes those zoning districts that immediately surround
mass-transit facilities and/or are in the downtown core. These areas have the lowest
parking demand and may be exempt from minimum parking requirements or be required
to provide minimal off-street parking.
IV. POLICY DISCUSSION/STAFF RECCOMENDATION
Other methodologies do exist that consider various demographic, geographic and
management factors related to automobile ownership and use, thereby effecting parking
demands. As Vail continues to grow and mature, a more in-depth, nuanced analysis
concerning vehicle ownership and use by all segments of our community could yield more
appropriate regulations related to mobility and automobile parking.
Staff recommends the Town Council direct staff to exploreralternative means of assessing
mobility, including parking requirements, to more effectively meet the transportation and
mobility needs of residents and visitors.
Town of Vail Page 4
To: Vail Town Council
From: Jonathan Spence, Planning Manager
Chris Southwick, Mobility Innovation Coordinator
Date: July 21, 2020
Subject: Mobility and Parking Requirements in the Housing (H) District
I. INTRODUCTION
The purpose of this memorandum is to frame a policy discussion around the issue of mobility
requirements in the Housing (H) zone district; to consider more efficacious standards and practices.
The policy discussion will center on shifting the focus of Town Code regulations away from existing
minimum parking requirements, which are determined based on the number and size of dwelling
units, toward an alternative approach with an emphasis on meeting the transportation and mobility
needs of residents.
Current trends in community planning recognize that privately-owned automobiles are no longer
the primary means of transportation for some people, and well-designed, sustainable site and
building plans should not be driven by the need to park vehicles. The availability of and proximity
to mass transit, walkability, bicycle routes, E-bikes and car-sharing are proving to be meaningful
criteria to reduce the need for asphalt surface and structured parking lots on scarce land.
This memo is a follow-up to the Town Council memo and discussion of February 18, 2020.
II. BACKGROUND
The Vail Town Code (Code) takes a largely traditional approach to parking requirements. These
requirements do acknowledge that parking demands vary by parts of Town through having two
requirements, one for the Core Area (the villages) and one for areas outside of the core. Beyond
this distinction, the Code relies on traditional means to determine parking requirements through a
ratio of required spaces to unit count (hotel rooms), square footage (commercial uses) or GRFA
(residential uses). Within the Core Area, the parking ratio is fixed at 1.4 spaces per unit, regardless
of size. Below is a link to Chapter 10, Off Street Parking and Loading of the Code:
https://www.sterlingcodifiers.com/codebook/getBookData.php?chapter_id=34610#34610
Provisions within the Housing (H) Zone District
The Code does provide the ability for projects within the Housing (H) District to deviate from the
established parking requirements through the review process before the Planning and
Environmental Commission. This language is as follows:
Sec. 12-6I-8: Parking and Loading
Off street parking shall be provided in accordance with chapter 10of this title. No parking or loading
area shall be located within any required setback area. At the discretion of the planning and
environmental commission, variations to the parking standards outlined in
chapter 10of this title
may be approved during the review of a development plan subject to a parking management plan.
The parking management plan shall be approved by the planning and environmental commission
and shall provide for a reduction in the parking requirements based on a demonstrated need for
fewer parking spaces than chapter 10 of this title would require. For example, a demonstrated need
for a reduction in the required parking could include:
A. Proximity or availability of alternative modes of transportation including, but not limited to,
public transit or shuttle services.
B. A limitation placed in the deed restrictions limiting the number of cars for each unit.
C. A demonstrated permanent program including, but not limited to, rideshare programs,
carshare programs, shuttle service, or staggered work shifts.
III. AN ALTERNATIVE APPROACH FOCUSED ON MOBILITY
Over the last six months, staff has explored alternative approaches to addressing parking and
mobility requirements in the Housing (H) District. Staff has formulated draft language (Attachment
A.) that shifts from prescriptive parking requirements based on unit count to requirements based
on the actual parking and mobility needs of the residents, as determined and managed through a
Mobility Management Plan. The proposed components of the future regulations are as follows:
A. A Mobility Management Plan that describes the approach the development will take in
ensuring adequate parking and mobility options for its residents.
B. Criteria to guide staff and the Planning and Environmental Commission in reviewing
proposed Mobility Management Plans.
C. Performance Standards applicable to all Mobility Management Plans to ensure that the
continued operation of the plan is done so in a safe, effective and appropriate manner.
D. A reporting requirement during the initial years following occupancy of a development.
This report will chronicle the effectiveness of the Mobility Management Plan, providing
the Town and management data helpful in evaluating this and other future plans
including potential innovations in mobility currently not considered.
E. An enforcement policy requiring amendments to the Mobility Management Plan if it is
documented that the current plan is inadequate for safety or other reasons. These
amendments would require an additional review by the Planning and Environmental
Commission.
Mark Novak, Fire Chief of Vail Fire and Emergency Services, has had the opportunity to review the
alternative approach and has expressed concerns, particular in light of the current pandemic.
Please find Chief Novak’s comments included as Attachment B.
Town of Vail Page 2
IV. POLICY DISCUSSION/STAFF RECCOMENDATION
Staff recommends the Town Council engage in a discussion concerning this alternative approach
to mobility and parking requirements in the Housing (H) District and direct staff to proceed with an
amendment to the Vail Town Code, to be reviewed by the Planning and Environmental Commission
and subsequently the Town Council.
V. ATTACHMENTS
A. Draft Alternative Language to Section 12-6I-8
B. Correspondence from Chief Novak
Town of Vail Page 3
Scrap 12-6I-8 Parking and Loading
Replace with:
12-6I-8: Mobility
Mobility for residences shall be provided in accordance with a Mobility Management
Plan approved by the Planning and Environmental Commission.
A. Mobility Management Plan
A Mobility Management Plan, prepared by the applicant, shall describe how the
mobility needs of the residents will be met. This plan shall include:
1. Information on how proposed parking spaces will be allocated to units
and if this allocation is on the form of a deed restriction.
a. If units exceed (X amount), a professionally produced parking
study shall be required.
2. Information concerning stacked parking
3. Existence of any bike or vehicle share/shuttle program.
4. Provide covered/protected/secured bike parking/storage
5. Compact spaces proposed
6. Provisions for guest parking/management
7. Seasonal variations in parking management plan
8. Provisions for off-site vehicle storage
B. Review Criteria
A Mobility Management Plan shall be reviewed based on the following criteria:
1.Adequate off-street parking is demonstrated for the quantity of
proposed beds in relation to the proximity of the development to core
services and public transit.
a. Hierarchy of bus routes (aka regional vs local)
b. Proximity to job centers
c. Proximity to commercial area
2. Adequate off-street parking is demonstrated in consideration of other
provided mobility options including, but not limited to, bike or vehicle
share/shuttle programs.
C. Performance Standards
After implementation of a Mobility Management Plan, the following performance
standards shall be maintained:
1.At no times shall personal vehicles be parked in areas designated for
Fire Service.
2.At no times shall personal vehicles be parked on adjacent properties
unless permission has been obtained in writing andprovided to and
approved the Town.
3.A no times shall personal vehicles be parked in the ROW.
4. At no times shall personal vehicles be parked in areas other than
designated spaces as shown on the approved development plan.
5. At no times shall parking extend into required drive aisles.
6. No storage of goods, trailers, campers, or unlicensed vehicles in
designated parking areas.
7. Bike parking, as shown on the approved development plan, shall be
maintained at all times in a clean, safe and functional condition.
D. Reporting Requirement
For the first three years following the implementation of a Mobility Management
Plan, the managing officer shall submit a report to the Community Development
Department. This report shall be received within 30 days of the date of the
one/two-and three-year anniversary of the first issued Certificate of Occupancy.
The report shall include the following:
1. Occupancy
a. Occupied units
b. Number of residents per unit
2. Usage of mobility services
3. Results of survey of residents concerning parking
4. Reports code enforcement/fire/parking complaints
5. Parking utilization study during peak periods (summer and winter)
E. Enforcement Policy
If the Mobility Management Plan reporting shows violations of the performance
standards, the plan will be remanded to the Planning and Environmental
Commission for review of the report. The applicant shall prepare a resolution to
the violations and an alteration/addendum to the plan to maintain future
compliance. This alteration/addendum shall be approved buy the Planning and
Environmental Commission.
July 15, 2020
Thanks for sending this over. My high level comments are below (points 2 and 3 but I feel
obligated to identify them given my emergency management training and due to the fact that
they will ultimately impact concern #1), I also have several comments in the documents:
1) Fire department access-experience with current under-parked housing projects has
demonstrated that occupants will park in any available spot. With the exception of
temporary foreign workers, few come to Vail without a vehicle. This has resulted in
ongoing problems in existing under-parked projects . This even extends to current
projects that were perceived to have ample parking such as Chamonix Vail. This project
has 2-4 parking spaces available for each unit. Despite this, we frequently witness
vehicles parked in the ROW/fire lane or parked in a driveway, yet encroaching upon the
ROW/fire lane. In most housing complexes we have little enforcement power as PD will
generally not issue a citation or summons for a parking issue that is on private property.
Property owners/managers/HOAs cannot manage parking when there are simply not
enough spots for tenants to park their personal vehicles.
2) Personal emergency preparedness/community resiliency-our current evacuation plan
calls for evacuation by bus for those who do not have a vehicle. Waiting for a bus is
contrary to the need for early/rapid evacuation during a rapidly expanding emergency
incident. In addition, the recent pandemic demonstrated the need for personal vehicles
due to the shut down of the bus system and the strong recommendation not to carpool.
The current pandemic is not a black swan event, public health had predicted this
eventuality for years and continue to predict that we are in an era in which pandemics
will become more commonplace due to globalization and other factors.
3) Finally, the performance/mobility based concept is flawed as it is based upon the
assumption that the characteristics of our community will remain static. Under-parked
housing units are based upon the assumption that not only will the occupants have good
alternatives to driving, they will also not own a vehicle. The utility of this assumption is
questionable. The current pandemic and future public health threats may challenge the
utility of the shared economy and utilization of mass transit. In addition, it is likely that the
nature of the workforce will change and there will be many less guest workers who
arrive in Vail without a vehicle.
Mark Novak
Fire Chief
Vail Fire and Emergency Services
Office: 970-477-3474
Cell: 970-471-0927
www.vailgov.com/fire
Prevent Loss, Serve Others, Protect and Enhance the Quality of Life
July 21, 2020
Innovation
in the Housing (H) District
PRESENTATION BY Jonathan SpencePlanning Manager andChris Southwick Mobility Coordinator
Mobility and Parking Requirements
of this title. No
chapter 10
of this title would require. For example, a
of this title may be approved during the review of a
chapter 10
chapter 10
8: Parking and Loading
-
6I
-
EXISTING REGULATIONS IN THE HOUSING (H) DISTRICT
Sec. 12Off street parking shall be provided in accordance with parking or loading area shall be located within any required setback area. At the discretion of the planning and environmental
commission, variations to the parking standards outlined in development plan subject to a parking management plan. The parking management plan shall be approved by the planning and
environmental commission and shall provide for a reduction in the parking requirements based on a demonstrated need for fewer parking spaces than
demonstrated need for a reduction in the required parking could include:A. Proximity or availability of alternative modes of transportation including, but not limited to, public transit
or shuttle services.B. A limitation placed in the deed restrictions limiting the number of cars for each unit.C. A demonstrated permanent program including, but not limited to, rideshare
programs, carshare programs, shuttle service, or staggered work shifts.
Town of Vail | Community Development
AN ALTERNATIVE APPROACH FOCUSED ON MOBILITY
A Mobility Management Plan that describes the approach the development will take in ensuring adequate parking and mobility options for its residents.Criteria to guide staff and the Planning
and Environmental Commission in reviewing proposed Mobility Management Plans.Performance Standards applicable to all Mobility Management Plans to ensure that the continued operation
of the plan is done so in a safe, effective and appropriate manner.A reporting requirement during the initial years following occupancy of a development. This report will chronicle
the effectiveness of the Mobility Management Plan, providing the Town and Management data helpful in evaluating this and other future plans including potential innovations in mobility
currently not considered.An enforcement policy requiring amendments to the Mobility Management Plan if it is documented that the current plan is inadequate for safety or other reasons.
These amendments would require an additional review by the Planning and Environmental Commission.
COMPONENTS:A.B.C.D.E.
Town of Vail | Community Development
requirement
POSSIBLE CONCERNS
Necessity of increased level of enforcement and associated manpowerLack of a baseline parking Difficulties if management plan is unworkable
•••
Town of Vail | Community Development
Thank you
To: Vail Local Housing Authority
From: Lynne Campbell, Housing Coordinator
Date: September 22, 2020
Subject: A request to consider amending the required occupancy for Mountain Valley
Development Services Employee Housing Units
I. DESCRIPTION OF REQUEST
The Town of Vail received a request from Mountain Valley Development Services
(MVDS), Inc. to allow leasing of Vail Commons 2085 Zermatt Lane #C in 1997 and Red
Sandstone Creek #A1 to employees of Eagle County who are not affiliated with MVDS.
II. BACKGROUND
MVDS purchased three price appreciation cap homes located at Vail Commons 2085
Zermatt Lane, Unit C in 1997 and Red Sandstone Creek, Unit A1 and B9 in 1999. Memorandums
of Acceptance were recorded for the three homes. The Memorandum of Acceptance statesthe
homes shall be used for their program participants or employees.
“the use and occupancy of developmentally disabled persona being
served by Mountain Valley is in furtherance of the policy of the State
of Colorado as set forth in C.S.R. 30-28-115 (2)(a) to assist
developmentally disabled persons to live in normal residential
surroundings and work in communities, and in furtherance of the
objective of the Town of Vail to facilitate the occupancy of affordable
housing by Vail Valley residents with minimal cost to the Town of Vail.”
2. So long as Mountain Valley shall own the property, the property
shall be used and occupied by not more than 3 unrelated residents
who shall be developmentally disabled persons receiving services
from Mountain Valley and/or by one person then employed
by Mountain Valley and providing assisted living services to the
developmentally disabled residents. Such clients shall be employed
in Eagle County, at least one of whom works at least 30 hours per
week on an annual basis.”
MVDS seeks the ability to lease two of their three properties to non MVDS participantsor
employees. According to the request letter there are no current program participants or
employees interested in the homes which currently remain vacant.
VI. STAFF RECOMMENDATION
Staff recommends the Vail Local Housing Authority make a recommendation to the Vail
Town Council to amend the Memorandum of Acceptance and recorded with the following:
1. Allow leasing of the units for a temporary period
2. The non-Mountain Valley Development Services tenant is employed in Eagle
County for an average of thirty hours per week on an annual basis at the time they
rent the EHU; and
3. MDVS provides proof of the tenant’s employment annually.
ATTACHMENTS
Mountain Valley Development Services Request
Town of Vail Page 2
A not-for-profit serving Eagle, Garfield, Lake and Pitkin Counties
, 2020
Lynn Campbell
Housing Coordinator
Town of Vail
75 South Frontage Road
Vail, Colorado 81657
Dear Lynn,
Mountain Valley Developmental Services, Inc. (MVDS) owns three properties within the Town of Vail.
We purchased these units years ago with the intent to provide affordable housing to individuals with
intellectual and developmental disabilities and our staff who support them. Currently, we are using only
one unit for this purpose while the others remain vacant.
As there are no current program participants or employees who are interested in renting the units, I am
asking permission from the Town of Vail to lease Red Sandstone Creek #A1 and 2085 Zermatt Lane #C to
employees of Eagle County who are not affiliated with MVDS.
We are committed to continued compliance with the master deed restrictions as well as conformance
with all HOA requirements. If we gain your approval for renting these units, the conditions set forth in
the deed restriction and the HOA requirements will be included within lease documents and monitored
for compliance.
Thank you for your assistance and partnership, we greatly appreciate it.
Sincerely,
Sara Sims
Executive Director
P.O. --