HomeMy WebLinkAboutVAIL VILLAGE FILING 1 BLOCK 5E TRACT B C AUSTRIA HAUS AKA SONNENALP 1996 CODE AMENDMENT FRACTIONAL FEE PART 2 LEGALVailVillage Master Plan Action Plan
According to the Action Plan, the Austria Haus properly is an area intended for
residential/lodging infill along the south side of the property and commercial inlill along
the north side of the properly.
According to the Vail Village Master Plan, the Austria Haus property is located within
mixed-use sub-area #1-8, Sonnenalp (Austria Haus)/Slifer Square:
"Commercial infill along East Meadow Drive to provide a stronger edge to street
and commercial activity generators lo reinforce the pedestrian loop throughout the
Village. Focus ol infill is to provide improvements to pedestrian circulation with
separated walkway including buffer, along East Meadow Drive. Accommodating
on-site parking and maintaining lhe bus route along East Meadow Drive aie two.' significant conslraints that must be addressed. One additional floor of
residential/lodging may also be accommodaled on this site. Specific emphasis
should be placed on the following Vail Village Master Plan objectives:2.3,2.4,
2.6, 3.1, 3.2, 3.3, 3.4, 4.1, 5.1, 6.1,"
Vail Village Design Gonsiderations
The Town ol Vail adopted the Vail Village Design Considerations in''|980. The Design
Considerations were revised in 1993. The Design Considerations are considered an
integral part of the Vail Village Urban Design Plan. The Design Considerations are
intended to:
' guide growlh and change in ways that will enhance and preserve the essential
qualilies of the Village; and
> serve as design guidelines inslead of rigid rules ol development; and
' help influence the form and design ol buildings.
The Vail Village Design Considerations are divided into two calegories (urban design
considerations and archilectural/landscApe considerations) :
1. URBAN DESIGN CONSIDEFATIONS
These considerations relate to general, large-scale land use planning issues, as well as lorm
considerations which affect more than one property or even whole areas. These considerations
are primarily the purview ol the Planning and Environmental Commission.
A. PIATTIBIANIZA]]ON
A major objective for Vail Village is to encourage pedestrian circulation through an
interconnected network of safe, pleasant pedestrian ways. Many of the improvements
recognized in lhe Urban Design Guide Plans, and accompanying Design Considerations,
are to reinforce and expand the quality of pedestrian walkways throughout the Village.
Since vehicular traffic cannot be removed from certain slreets (bus routes, delivery
access), a lotally careJree pedestrian system is not achievable throughout the entire
Village. Therefore, several levels of pedestrianization have been identilied. The level of
pedestrianization most appropria'te for the proposed Austria Haus redevelopment is the
joint vehicle/pedestrian use of the roadway.
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. Staff Response:
The applicanl has met on numerous occasions with the Town staff to discuss pedestrian
improvbments. The statf has concluded that the improvements recommended for East
Mdadow Drive in the 1991 Town of Vail Streetscape Master Plan should be implemented.
This includes a reduction in street width from 30 feet to 26 feet (14 foot bus lane and 12
foot attached, paver pedeslrian walk). The applicant is further proposing to construct a
12 - 20 foot wide, heated pedestrian walkway immediately adjacent to the north side ot
the building. Stafl believes that these improvements reinforce and significantly improve
the pedestiian walkways throughout the Village by providing places for people to walk
without forcing them into the bus lane. The creative use of concrete unit pavers
emphasizes lhe pedestrian character and oflers a clear and attractive pedestrian route.
Th; retailspace on the main level of the Austria Haus closes the commercial loop from
Slifel Square to Village Center.
B. VEHICLE PENETRATION
To maximize to the extent possible, all non-resident traffic should be routed along the
Frontage Road to Vail Village/Lionshead Parking Structures.
In conjunction with pedestrianization objectives, major emphasis is focused upon
reducihg auto penetration into the center ol the Village. Vail Road and Vail Valley Drive
will continue to serve as major routes for service and resident access to lhe Village.
Road constrictions, tratfic circles, signage. and other measures are indicated in the Guide
Plans to visually and physically discourage all but essential vehicle penetration upon the
Frontage Road. Alternalive access points and private parking relocation, where feasible,
should be considered to further reduce tralfic conflicts in the Village.
. Staff Resoonse:
The redevelopment of the Austria Haus will increase vehicular Valfic on Village Center
Road. According to the Environmenlal lmpact Assessment-Austria Haus
Redevelopment, prepare{ by Design Workshop, lnc.:
"A slight increase automobile tralfic is expected because of the projected increase
in the number ol visitors generated annually by the project. What is nol known,
however, is how many of these additional guests will arrive by car; it is likely the
largest number of guests will continue to arrive in the winter and that most will
arrive by van from the airport. Van deliveries will increase somewhat. Those
guests that arrive in their own car are likely to leave the car in the garage after
they arrive, as lhe center village location of the project eliminates the need for a
car. ll there is a potential for congestion anywhere, it is most likely to be in the
small drop-off parking area in lront ol the building, where check-ins, deliveries and
lost'drivers may converge. To some extent, this can be mitigated by improved
roaclway directional signs, speedy guest valet service, careful management 0f
deliveries and incentives to encourage guests to leave their cars at home."
Along with the increase in automobile traffic, there will be an increase in delivery vehicle
traffic due to an increase in the commercial square footage on the property. The
applicants anticipate that deliveries to the retail shops will likely arrive via UPS or similar
tyfes of couriers, Deliveries ar6 to be accommodated in the drop-otf area in the front of
the building.
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Statf agrees wilh Design Workshop's assessment ol the potential traffic impacts. Wh.ile
lhere will likely be an increase in traffic on Village Center Road, there will not be an
increase in traflic on lhe pedestrian porlion ol East Meadow Drive. The lraffic control
gate located at the intersection ol Village Center Road and East Meadow Drive will
conlinue to prohibil all vehicle traffic except Town of Vail buses. Staff leels the applicant
has addressed traflic issues to the extent possible.
C. STREETSCAPE FRAMEWOHK
To improve the quality of the walking experience and give continuily to the pedestrian
ways, as a continuous system, two general types of improvements adjacent to the
walkways are considered:
. 1. Open space and landscaping, berms, grass, flowers and tree planting as a' sofl, colorlul framework linkage along pedeslrian routes; and plazas and
park greenspaces as open nodes and focal points along those routes.
2. lnfill commercial storefronts, expansion of existing buildings, or new infill
development to create new commercial activity generators to give
streetlile and visual interest, as attractions al key locations along
pedeslrian routes.
It is not intended to enclose all Village streets with buildings as in the core areas. Nor is it
desirable to leave pedestrian streets in the open in somewhat undefined condition evident
in many other areas of Vail. Rather, it is desired to have a variety of open and enclosed
spaces, both built and landscaped, which creale a strong framework lor pedestrian walks,
as well as visual interest and activity.
. Staff Flesponse:
The Auslria Haus redevelopment improves the streetscape framework through the
creation ol new commercial activity and increases visual interest along East Meadow
Drive. As stated previously, staff believes the proposed redevelopment closes the critical
commercial loop in the Village and provides new street life where very little currentlyexists. ..
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D. STREET ENCLOSURE
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While building facade heights should not be uniform from building to buitding, they should
provide a "comfortable" enclosure for the street.
Pedeslrian streets are outdoor rooms, whose walls are formed by the buildings. The
shape and feel of these "rooms" are created by the variety of heights and ma-ssing (B-
dimensional variations), which give much of the visual inlerest and pedestrian scale
unique to v?il. Very general rules, about the perceplion of exterior'spaces have been
developed by designers, based on the characteristics of human vision. They suggest
that:
"an external enclosure is most comfortable when its walls are approximately 1/2
as high as the width of the space enclosed; if the ratio falls to 1/4 or less, the
space seems unenclosed; and if the height is greater than the width it comes to
resembleacanyon". I ,.
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ln actual application, facades are seldom uniform in height on both sides of the street, nor
is this desir6d. Thus, some latitude is appropriate in the application of this 'll2 to'l ratio.
Using the average facade height on both sides will generally still be a guide to lhe
comfortableness ol the enclosure being created.
In some instances, the "canyon" effect is acceptable and even desirable. For example,
as a short connecting linkage between larger spaces, to give variety to the walking
experience. For sun/shade reasons it iS Otten advantageous to orient any longer
selments in a north/south direction. Long canyon streets in an easVwest direction should
generally be discouraged.
When exceptions to the general height criteria occur, special consideration should be
given to create a wetl-deflned ground floor pedestrian emphasis to overcome lhe
"canyon" effect.
Canopies, awnings, arcades and building extensions can all create a pedestrian focus
and divert attention from the upper building heights and "canyon" effect.
. SlallBespo-nsq
East Meadow Drive, and the pedestrian walkway adjacent to the Austria Haus, averages
approximately 50 leet in width. The Austria Haus (eaveline) adjacent to East Meadow
Drive and the pedestrian walkway is approximately 30 feet in height. Given that East
Meadow Drive is enclosed only on one side, and the arcade and landscaping Creales an
emphasis on the ground level ol the building, staff believes the proposed Austria Haus
creates a "comforlable" enclosure of the Street and does not create a "canyon" effect.
E. STREET EDGE
Buildings in the Village core should form a slrong but irregular edge to the street.
Unlike many American towns, there are no standard setback requiremenls for buildings in
Vail Village. Consistent with the desire for intimate pedestrian scale, placement of
portions ol a building at or near the property line is allowed and encouraged to give strong
definition to the pedestrian S.tree.ts.
This is not lo imply continuous building frontage along the property line. A strong street
edge is important for continuity, but perlectly aligned facades over loo long a distance
tends to be monotonous. With only a lew exceptions in the Village, slighlly irregular
facade lines, building jogs, and landscaped areas, give the life lo the street and visual
interest for pedestrian travel.
Where builclings jog lo create activity pockets, other elements can be used to continue
the slreet edge: low planter walls, tree planting, raised sidewalks, texture changes in
ground surJace, arcades, raised decks.
Plazas, patios, and green areas are important focal points lor gathering, resting, orienting
and should be dislributed throughout the Village with due consideration lo spacing, sun
access, opportunities lor views and pedestrian activity.
. Stalf Response:
Initially, the Auslria Haus design lacked the irregular street edge of olher properties in Vail
Village. The applicant, at the request of the staft and PEC, has attempted to introduce a
more irregular street edge through the horizontal stepping of lhe building on the east and
wesl ends. The east end of the building has been stepped back 10 feet from the property
line and the northeasl corner has been cutback an additional 3-112 leet, opening this end
of building up to Slifer Square. The front entry tower was moved to the wesl end of the
building and the west-end of the building was stepped towards the street. While it would
be the staff's desire to see more stepping in the building, staff recognizes the constraints
in doing so. Staff believes the irregular configuration of the landscape planters in front of
the building helps to lessen the ralher long, linear and uninlerrupted street edge along the
center portion of the Auslria Haus.
F. " BUILDING HEIGHT
Vail Village is perceived as a mix of two and three story facades, although there are also
lour and five story buildings. The mix of building heights gives variety to the street, which
is d.esirable. The height criteria are intended to encourage height in massing variety and
to discourage uniform building heights along lhe street.
. Staff Response:
As discussed previously, the Austria Haus exceeds the allowable building height
prescribed for the Public Accommodation Zone District. However, staff does not feel that
the proposed height of the Auslria Haus is excessive, given the location of the building in
relation to the Village and the height of the buildings on the adyoining properties. The-
Mountain Haus (to the east) has an existing roof ridge of 74' above graoe. rne
approximate height of the Village center condominiums (to the wesll is as follows:
Building A (closest to the Auslria Haus = 45'; Buitding B = 7g'; and Building c = b6'.
The Austria Haus roof steps down on both ends of the building, reducing the creation of a
_g1nyqn" along the west property line and resulting in a building that is less obtrusive (on
slifer square) on the east end. The applicant has submitted alcale model of the new
slructure in its Village Core c'ohtext and this model will be available tor use by the PEC
during the final hearing. ',
G. VIEWS AND FOCAL POINTS
Vail's m.ountain/valley setting is a fundamental part of its identity. Views of the
mountains, ski slopes, creeks and other naturai features are reminders to our visitors of
lhe mountain environment and, by repeated visibility, are orientation'reference points.
Cerlain building features also provide important orientation references and visdal focal
qoints. Th_e_most signilicant view corridors in the Village have been adopted as part of
chapter '18.73 of the Vait Municipal code. The view corridors adopted s'houto not be
considered exhausted. when evaluating a development proposal, priority should be
given to an analysis of the impacted project on public views.' Viewd tnat ihould be
preserved originate lrom either major pedestrian areas or public spaces, and include
views of lhe ski mountain, the Gore Range, the clock rower, the ilucksack rower and
other importanl man-made and natural eiements that contribute to the sense of place
associated with Vail. These views, which have been adopted by ordinance, weie chosen
due to their significance, not only,from an aesthetic standpoint, but also as orientation
reference points for pedestrians. Development in Vail Vil[age shall not encroach into any
adopted view corridor, unless approved rinder chapter 19.79. Adopted corridors are
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listed in Chapter 18.73 ol the Vail Municipal Code. Whether affecting adopted view
corridors or not, the impact of proposed development on views from public ways and
public spaces must be identified and considered where appropriate.
. Staff Response:
Although not directly impacting one of the five adopted view corridors, as listed in Chapte,r
18.73 ol lhe Vail Municipal Code, the height of the building will have impacts from the Vail
Transportation Center (transit terminal) and will also impact views from the west and
central stairs. Public views of the Village (roofline of structures) will be blocked from
these areas, however, views ol Vail Mountain will remain. Overall, staff feels that the
benefits providing a comfortable enclosure to the street, and completlng the pedestrian
and retail connection lrom Crossroads to the Covered Bridge is positive. Staff feels that
the completion of this pedestrian connection is in compliance with Goal #3 of the Vail
Villagje Master Plan:
"To recognize as a top priority the enhancement of the walking experience
throughout the Village."
H. SERVICE AND DELIVERY
Any building expansion should preserve the functions ol existing service alleys. The few
service alleys that exist in the Village are extremely irnportant to minimizing vehicle
congeslion on pedestrian ways. The use of, and vehicular access to, those alleys should
not be eliminaled exceot where functional alternatives are not provided.
In all new and remodeled construction, delivery which avoids or reduces impacts on
pedestrian ways should be explored; and adopted whenever practical, lor immediate or
fulure use. Rear access, basement and below gror.rnd delivery corridors reduce
congestion. Weather protection increases delivery efficiency substantially.
Below grade delivery corridors are found in a few buildings in Vail Village (SiEmarUGore
Creek Plaza, Village Center, Vail Village lnn). Consideration should be given to extending
lhese corridors, where feasible, and the creation of new ones. As buildings are
constructed or remodeled, the opportunity may exist to develop segments of a future
system.
. Staff Resoonse:
Through the course of the review of the Austria Haus redevelopment proposal, several
loading and delivery options were explored.
The applicant had originally proposed to provide one loading and delivery berth in the
underground parking structure. However, concerns were expressed by the Village Cenler
Condominium owners that lhey would be negatively impacted by the noise generated
from the delivery vehicles, since the access to the underground location was immediately
adjacent to their units.
The applicant had also explored the possibility of gaining underground access to their
structure through the Village Center garage. lt was determined that delivery vehicles
could not enter through Village Center due to height limitations in the garage.
As mentioned previously, the afrplicant is proposing to provide for loading/delivery in the
front entry drop-otf area. The applicant anticipates that deliveries to the retail/cornmercial
shops will arrive via UPS or similar types ol courier. Staff continues to believe that this
location may negatively impact the pedestrian use of this area of East Meadow Drive and
suggests the applicant conlinue to explore placing the loading and delivery berth in the
underground slructure, as originally contemplaled.
I. SUN / SHADE
Due to Vail's alpine climate, sun is an important comtort factor, especially in winter, fall
and spring. Shade areas have ambient temperatures substantially below those of
adjacent direct sunlight areas. On all but the warmest ol summer days, shade can easily
lower temperalures below comfortable levels and thereby, negatively impact use of those
areas.
All new or expanded buildings should not substantially increase the spring and fall
shadow line (March 21 - September 23) on adjacent properties or the public right:of-way.
In all building construction, shade shall be considered in massing and overall height
consideration. Notwithstanding, sun/shade considerations are nol intended to restrict
building height allowances, but rather to influence lhe massing ol buildings. Limited
height exceptions may be granted to meet this criteria.
. Stalf Resoonse:
Although lhe proposed height of the building will diminish the amounl of sun, and likewise
increase shading, along East Meadow Drive (north side ot the project), the provision of
heated public walkways effectively mitigates this consideration, thus providing iceJree
and snow-free sidewalks. Additionally, the "opening up" of Slifer Square will insure
adequate light, air and open space to a public gathering space. Overall, staff believes the
applicant's proposal complies with the above-described considerations.
2. ARCHITECTURE/LANDSCAPE CONSIDERATIONS
ROOFS
Where visible, roofs are oflen one ol lhe most dominant architectural elements in any built
environment. ln the Village, roof for6., color and lexture are visibly dominant, and generally
consistent, which tends to unify the buildjng diversity to a great degree.
The current expression, and objective, for rools in the Village is to form a consistently unifying
backdrop for the architecture and pedestrian streetscape, and to avoid roofs which tend to stand
out individually or distract visually from the overall character.
Roof Fornl$
Roofs within the Village are typically gable in form and ol moderate-tolow pitch, Shed rools are
frequently used for small additions to larger buildings. Free-standing shed roofs, butterfly roots
and flat roofs, can be found in the Village, but they are generally considered to be out of
character and inappropriate. Hip roof s likewise , arc tare and generally inconsistent with the
character of the core Area. Towers are exceptions, in both form and pitch, to the general
criteria, but do have an established local vernacular-style which should be respected.
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Stafl Response
The roof lorm of the Auslria Haus has been revlsed several times from what was
originally proposed. The original roof design of the Austria Haus had a signilicant amount
of flat rooi arba. The majority of flat roof has now been replaced with a sloping roof
leading to a more traditional ridge. Three areas of flat roof, compromising a tolal of
approiimately 444 square feet, remain on the building. These flat roof porlions break up
the ridge line'and provide locations for screened mechanical equipment (lans, vents, etc)'
The addition of the stoping roof leading to a ridge increased the overall building height by
approximately three feet, since the roof pitch ot 6112 was not changed' The ends of the
ridge have been "clipped", resulting in a hip rool lorm. While a hip rool is generally
considered inconsistent with the character of the Village, the applicant believes this roof
form helps to reduce the mass of the building. The applicant had at one time provided
gable ends to both the east and west ends of lhe building, but has since "clipped" lhe
gable! ends and lowered lhe roof eaveline at the request of lhe Village Center
Condominium owners.
Stafl would like to see the ridge carried to the ends of the roof creating a gable end,
rather than a hip. However, statf recognizes that this rool form does tend to increase the
perceived height of the building, especially on the east and west ends. Stafl will raise this
issue wilh lhe Design Review Board.
Pitch
Roof slopes in the Village typically range f rom 3t12 to 6/12, with slightly steeper pitches in limited
appfications. Again, for visual consistency lhis general 3112-6112 range should be preserved.
. Stafl Response
The pitch of the proposed Auslria Haus roof is 6/12 and is in compliance wilh this
guideline.
Overhangg
Generous roof overhangs are also an established architectural feature in the Village - a
traditional expression of shelter in alpine environmenls. Roof overhangs typically range from 3 to
6 feet on all edges. Speci{ic design consideraiion should be given to protection ol pedestrian
ways adjacent to buildings. Snow slides and runoff hazards can be reduced by roof orientation,
gutters, arcades, etc.
Overhang details are treated with varying degrees of ornamentation. Structural elements such
as roof beams are expressed beneath the overhangs, simply or decoratively carved. The roof
fascia is thick and wide, giving a substantial edge lo lhe rool.
. Staff Resoonse
Staff suggests that the applicant increase the roof overhangs on the building. Currently,
the overhangs vary from two feet to three feet. Staff would like to see all the roof
overhangs at least three feet. Again, staff will review this consideration with the Design
Review Board.
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Compositions
The intricate roolscape of the Village as a whole is the result of many individual simple roof
configurations, For any single building a varied, but simple composition of roof planes is
preferred to either a single or a complex arrangement of many roofs. As individual roofs become
more complex, the roof atlracts visual attention away from the slreetscape and the total
roofscape tends toward "busyness" rather than a backdrop composition.
. Statf Response
The roof form on the Austria Haus would be considered a simple composition of roof
planes. Staff believes the roof composition proposed by the applicani is consistent with
the intent of this architectural consideralion.
Steooed Ro6fs
As buildings are stepped to rellect existing grade changes, resulting roof steps should be made
where the h.eight change will be visually significant. Variations which are tod sub1e appear to be
more stylistic than functional, and out of character with the more straight-forward roof'design
typical in the Village.
. Staff Resoonse
The Austria Haus.site is relatively flat (by Vail standards). While the building does not
need to step to follow the topography, vertical and horizontal steps have be6n
incorporated into the roof design. The vertical and horizontal stdps provide a reduction in
the overall mass of the building and add to the architectural and i/isual interest of the
building.
Materials
Wood shakes, wood shingles,.and built-up tar and gravel are almost exclusively used as roofmaterials in the Village. For visual consislency, an! other materials should have the appearanceof the above.
Mos.t recently, wood shakes and wood shingles are being discouraged lor use as arooling material due to fire safety concerns. At the recofrmendatio-n of the Town of Vail
Fire Department, the staff has been encouraging developers to use gravel, asphalt, tile,
metal and other more fire-resistant roofing mateiials on new buildings.
The applicant is proposing to use reddish tiles on the roof of the Austria Haus. The tiles
will be similar in appearance to those used on the Sonnenalp Bavaria Haus. The staff
believes thig is an appropriate roof material to use on this pioject.
CqrstrUctiort
common roof problems and design considerations in this climate include:
- snowslides onto pedestrian walks
- gutters freezing
- rool dams and water infiltralion I
. - heavy snow loads
. Stalf Responsq
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Careful attention to lhese lunclional details is recommended, as well as familiarity with the local
building code, proven construction delails, and Town ordinances.
For built-up roofs, pitches of 4112 or sleeper do not hold gravel well. For shingle roofs, pitches of
4112 or shallower olten result in ice dams and backflow leakage under the shingles.
Cold-roof construction is strongly preferred, unless warm-roof benefits lor a specific application
can be demonstrated. Cold-rools are double-rools which insulate and prevent snow melt from
internal building heat. By retaining snow on the roof, many ol the problems lisled can be
reduced. Periodic snow removal will be required and should be anticipated in the design'
Roof gutters tend to ice-in completely and become ineffective in lhe Vail climate, especially in
shaded norlh-side locations. Heating the interior circumference with heat-tape elements or other
devices is generally necessary to assure adequate run-off control in colder months.
. Stalf Response:
The applicant is proposing a cold-roof conslruction atop the Austria Haus. Through the
review of a building permit, staff will ensure the roof construction complies wilh the
standards prescribed lor the Vail climate.
FACADES
Materials
Stucco, brick, wood (and glass) are the primary building materials found in the Village. While not
wishing to reslrict design freedom, existing conditions show lhat within this small range ot
materials much variation and individuality are possible while preserving a basic harmony. Too
many diverse materials weaken the continuity and repetition which unities the streetscape.
Of the above materials, stucco is lhe mosl consistently used material. Most of lhe buildings in
the Village exhibit some stucco, and there are virtually no areas where stucco is entirely absent.
It is intended 10 preserve the dominance of slucco by its use in portions, at least, of all new
facades, and by assuring lhat other materials are not used 1o the exclusion of stucco in any sub-
area within the Village. 'l' .,
. Staff Resoonse
The itxterior materials proposed by the applicant are a combination of stone, stucco and
wood. No one material ls proposed to dominate the exterior of the Austria Haus. Staff
believes the applicant has complied wilh this particular architectural consideration.
QsLo-I
There is greater latitude in the use of color in the Village, but still a discernible consistency within
a general range of colors.
Forwood surfaces, trim or siding, darker color lones are preferred - bror,,rns, greys, blue-greys,
dark olive, slate-greens, etc. Stucco colors are generally light - white, beige, pale-gold, or other
light pastels. Other light colors could be appropriate, as considered on a case-by-case basis.
Bright colors (red, orange, blues, maroon, etc.) should be avoided lor major wall planes, but can
be used etlectively (with restraint) for Qecorative trim, wall graphics, and other accent elements.
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Generally, to avoid both "busyness," and weak visual interest, the variety of major wall colors
should not exceed four. nor be less than two.
A color/malerial change between the ground floor and upper floors is a common and elfective
reinlorcement of the pedestrian scale of the street.
. Staff Response
The applicant has proposed an exterior building color that is compatible with the color of
the existing buildings in the vicinity of the Auslria Haus. Staff would like to point out that
the applicant is required to obtain Design Review Board (DRB) approvalprior to
construction and that any concerns of the PEC on this topic will be brought to the
attention of the DRB.
Transparency
Pedestrian scale is crealed in.many ways, but a major lactor is the openness, attractiveness, andgenerally public character of the ground floor facade of adjacent buildings. Transparent store
fronts are ''people altractors," opaque or solid walls are more private, ario impty.do not
approach."
On pedestrian-oriented streets such as in the Village, ground lloor commercial facades areproporlionately more transparent than upper floors. Upper floors are typically more residential,private and thus less open.
As a measure ol lransparency, the most characteristic and successf ul ground floor facades
range from 55% to 70h of the total length of the commercial facade. l.J'pper floors are often the
converse, 30%-45% transparent.
Examples of transparency (lineal feet of glass to lineal leet of facade) on ground level.
- Covered Bridge Building Sg%- Pepi's Sports Z1%
Gasthof Gramshammer 49"/o- The L.odge- Golden peak House 62/o- Casino Building 30%- Gorsuch Building 51"/o
. Stafl Resoonse
A measure of transparency of the Austria Haus (north and east elevations) indicates that46% (120lineal feet of glass exists along the 263 lineat feet of buitding) of the ground
floor facade is transparent. Staff recomirends that a minimum of 25 lineal fee[of
additional glass (55%) be added to the ground floor. This would make the Auslria Hausgenerally consistent with the transparency of other buildings in the Village.
Windows
In addition to the general.degree of transparency, window details are an important source olpedestrian scale-giving elements. The size andshape of windowJ are ofteh a response to thefunction of the adjacent street. .For closd;up, casuat, pedestrian viewing winOows are typicallysized to human dimensions and characleriitics ot hurian vision. (LargE glass-wall stoid{ronis
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suggest uninterrupted viewing, as from a moving car. The sense ot intimate pedestrian scale is
diminished). Ground f loor display windows are typically raised slightly 18 inches I and do not
extend much over I leet above the walkway level. Ground floors, which are noticeably above or
below grade, are exceptions.
The articulation of the window itself is still another element in giving pedestrian scale (human-
related dimensions). Glass areas are usually subdivided to express individual window elements -
and are further subdivided by mullions into small panes - which is responsible for much of the
old-world charm of the Village. Similarly, windows are most often clustered in banks;, iuxtaposed
with plain wall surfaces to give a pleasing rhythm. Horizontal repetition of single window
elements, especially over long distances, should be avoided.
Large single pane windows occur in the Village, and provide some conlrast, as long as they are
generally consistent in form with other windows. Long continuous glass is out of character. Bay,
bow and bo* windows are common window details, which further variety and massing to facades
- and are encouraged.
Reflective glass, plastic panes, and aluminum or other metal frames are not consislent in the
Village and should be avoided. Metal-clad or plastic-clad wood frames, having the appearance
of painted wood have been used successfully and are acceptable.
. Stafl Response
The Austria Haus proposal is in compliance with the above-described design
consideration. Stall believes the use ol dormers with windows, bay windows and
windows with mullions adds to the architectural charm and visual integrity of the Austria
Haus. Slafl recommends lhat the use ol mullions in the windows be a condilion of
approval.
Doors
Like windows, doors are important lo character and scale-giving architectural elements. They
should also be somewhat transparenl (on retail commercial facades) and consistent in detailing
with windows and other facade elements.
Doors with glass contribute to overall facade lransparency. Due to'the visibilily of people and
merchandise inside, windowed doors arb somewhat more e{fective in drawing people inside to
retail commercial lacades. Although great variations exist, 25-30% + transparency is lelt to be a
minimum transparency objective. Private residences, lodges, restaurants, and olher non-retail
establishments have different visibility and character needs, and doors should be designed
accordingly. Sidelight windows are also a means ol introducing door-transparency as a
complement or substitute for door windows.
Articulated doors have the decorative quality desired for Vail. Flush doors, light aluminum
frames, plastic applique elements all are considered inappropriate. As an expression of entry,
and sheltered welcome, protected entry-ways are encouraged, Doonruays may be recessed,
extended, or covered,
. Staff Response
Staff believes the applicant's proposal complies with the above-described criteria.
29
Trim
Prominent wood trim is also a unifying feature in the Village. Particularly at ground floor levels,
doors and windows have strong, contrasting framing elements, which tie the various elements
together in one composition. Windows and doors are treated as strong visual leatures. Glass-
wall detailing for either is typically avoided.
. Stafl Response:
Staff believes the applicant's proposal complies with the above-described criteria.
DECKS AND PATIOS
Dining decks and patios, when properly designed and sited, bring people to the streets,
opportunilieb to look and be looked at, and generally contribute to tne iivetiness of a busy street-
making a richer pedestrian experience than if those streets were empty.
A review of successful decks/patios in Vail reveals several common characteristics:
- direct sunlight from 11:00 - 3:00 increases use by many days/year and protects from
wind.
- elevated to give views into the pedestrian walk (and not the reverse).
- physical separation lrom pedeslrian walk.
- overhang gives pedestrian scale/sheller.
Decks and patios should be sited and designed with due consideration to:
- sun
- wind
- views
- pedestrian activity
. Stafl Resoonse:
The majority of the decks and'patios on the Austria Haus are located on the south side of' the building' facing Gore Creek. 'These decks and patios are for the use of the guests of
the Austria Haus and not the general public. Staff does believe, however, that the arcadedesigned along the north side of the building will provide sheltei from the elements forpedestrians using the heated walkway.
BALCONIES
Balconies occur on almost all buildings in the Village which have at least a second level facadewall. As strong repetitive features they:
i
- give scale to buildings.
- give life to the street (when used).
- add variety to building forms.
- provide shelter to pathways below.
30
Staff Response
The majority of the balconies on the Austria Haus are located on the south side ol the
building. Several french balconies have been incorporaled into the design ol the north
side of the building on lhe upper floors. Stafl would like lo discuss the design and
repetition of the balconies on the soulh elevation with the PEC and the applicant. Staff
would like to see less repetition of the balconies, particularly on the south elevation.
Color
They contrast in color (dark) wifh the building, typically matching the trim colors.
Like the exterior color of the building, the DRB will be reviewing this aspect of the
proposal.
Size
They extend far enough from the building to cast a prominent shadow pattern. Balconies in Vail
are functional as will as decoralive. As such, they should be of useable size and located to
encourage use. Balconies less than six feet deep are seldom used, nor are those always in
shade. not oriented to views or street life.
. Staff Resoonse
Slaff believes this criteria relates to staff's concerns regarding balconies mentioned
above.
Mass
They are commonly massive, yet semi{ransparent, distinctive trom the building, yet allowing the
building to be somewhat visible behind. Solid balconies are found occasionally, and tend to be
too dominant obscuring the buildin$ architecture. Light balconies lack the visual impact which
ties the Village together. ',, ,.
.
. Stafl Response
The balconies on the Austria Haus are proposed to be semi-transparent in appearance.
Materials
Wood balconies are by far the mosl common. Vertical structural members are the mosl
dominant visually, often decoratively sculpted. Decorative wrought iron balconies are also
consistent visually where the vertical members are close enough to create semi-transparency.
Pipe rails, and plastic, canvas or glass panels should be avoided.
31
. Staff Response
The material lo be used in lhe construction of the balconies on the Austria Haus is wood,
with vertical structural members. A detail of the railing will be reviewed by the DRB.
ACCENT ELEMENTS
The life, and festive quality of the Village is given by judicious use ot accent elements which give
color, movement and contrast to the Village.
colorful accent elements consistent with existing character are encouraged, such as:
Awnings and canopies - canvas, bright coror or stripes of two colors.
Flags, banners - hanging lrom buildings, pdtes, and even across streets for special
occasions.
Umbrellas -
Annual color f lowers -
Accenl lighting-
Painled wall graphics -
Fountains -
. Staff Response:
Accent lighting on the building, annual flowers in containers and in the planting beds,polted trees decorated wilh Christmas lights and inigated flower boxes'are prdposed'toprovide colorful accent elements on lhe Austria Haui. An additional accent symbol(clock, crest, etc.) is proposed for lhe tower at the front entry. The final desig'n has yet tobe determined.
LANDSCAPE ELEMENTS
Landscape considerations include, but go beyond, the placement ol appropriate plant materials.
- plant materials
- paving
- retaining walls
- street furnilure
- lighting
- signage
Plant Materials
over tables on outdoor patios.
in beds or in planters.
buildings, plazas, windows, trees (even Christmas lights all winter).
coals of arms, symbols, accent compositions, etc.
sculptural, with both winter and summer character.
... ' \ i,!.,
\
(benches, kiobks, trash, etc.)
^tf|Elyt,:: lor_p11nl,l.s are nor extensive in the Viilage, which praces a premium on the pranrselectlon and design of the sites that do exist. Framework plantiirg ol trees and shrubs shbuldinclude both deciduous and evergreen species for year round coniinuitv anilniereil-- - -- -
Native plants are somewh.at limiled in variely, buiare clearly best able to withstand the harshwinter climate, and to tie the village visually-with its mountain setting.
32
Trees
Narrow-leaf cottonwood
Balsam poplar
Aspen
Lodgepole pine
Colorado spruce
Subalpine fir
Shrubs
Willow
Dogwood
Serviceberry
Alpine currant
Chokecherry
Mugho pine
Potentilla
Buffaloberry
. Staff Response
A lanpscape plan has been submitted by the applicant. The landscape plan has been
developed with the assistance of rown staff, since a majority of the landscape
improvemenls are proposed on Town property. The proposed landscape design takes
into consideration factors such as the location of the plantings (sun/shade), maintenance,
climate, etc. Staff believes the landscape design for the Austria Haus complies with the
above-described criteria.
Pavino
The freezelthaw cycle at this.altitude virtually eliminates common site-cast concrete as a paving
surface (concrete spall). High-strength concrete may work in selected conditions. Rspnait, Uridt<
(on concrete or on sand), and concrete block appeai to be best suited to the area.
j1 gelerat, paving treatments should be coordinated with that ol the adjacent public right-oFway.
The Town uses the following materials for all new construction:
- asphalt: general use pedestrian streets
- brick on concrete: feature areas (plazas, inlersections, fountains, etc.)
. Slaff Resoonse
The paving material used in the public areas around the Auslria Haus will be the "Vail",
concrete unit paver, laid in the "Vail-patternl' (herringbone). These surfaces will be
heated and will include the access' ramp to the parking stiucture, the front entry drop-off
area and the pedestrian walkway along the store fronts. The applicant nas woit<eO with
the Town staff in developing the design of improvements in tha public right-of-way.
Retaining Walts
Retaining walls, to raise planting areas, o{ten protects the landscape from pedestrians and
snowplows, and should provide seating opporlunities:
Two.types of materibl are already well established in the Village and should be utilized for
continuity:
- split-face moss rock veneer - Village Gore pedestrian streets (typical).
- rounded cobble hidden mortar - in open space areas if aboveiyle not already
established nearby.
l
33
. Slall-ElespeMe
No landscape retaining walls are proposed in the consVuction of the Austria Haus. The
new landschpe retaining walls prbposed in Slifer Square will match the existing walls in
terms of both type of materials, and application.
Lighting
Light standards should be coordinated with those used by the Town in the public right-of-way.
. Staff Resoonse
As part ol the streetscape improvements along East Meadow Drive, the applicant will be
installing six new Village light fixtures. The number and locations of lhe six new lights
was determined throuoh consultalion with Town staff.
Signage
Reler to Town of Vail Signage Ordinance
. Stalf Resoonse:
The stalf has requested lhdt the applicant prepare a comprehensive sign program for the
Austria Haus. The comprehensive sign program will be reviewed by the DRB.
SERVICE
Trash handling is extremely sensitive in a pedestrian environment. Trash collection is primarily
made in off-peak hours. lt is the building owners responsibilig to assure that existing trash
slorage problems are corrected and fulure ones avoided.
Trash, especially from food service establishments, must be carefully considered; including thefollowing: i
- quantities generated ... r1;,ra
- pick-up f requency/access
- container sizes
- enclosure location/design
- visual odor impacts
Garbage colleclion boxes or dumpsters must be readily accessible for collection at all times yel
fully screened from public view - pedestrians, as well as upper level windows in the vicinity.
Materials
Exterior materials lor garbage enclosures should be consistent with that of adjacent buildings.
,l
i.
"' 34
E.
F.
Construclion
Durability of the structure and operability of doors in all weather are prime concerns. Melal
frames and posts behind the preferred exterior materials should be considered to withstand the
inevitable abuse these structures sufter.
Stafl Response:
The applicant has proposed to incorporate a trash dumpster into lhe design of the
underground parking structure. The trash dumpster will be completely enclosed and
accessible from inside the parking structure. Without a restaurant, the building is not
expected to generate an unusual amount of trash. The driveway is designed to
accommodate trash trucks. Stalf believes the applicant's proposal complies the above-
described criteria.
ldentification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
There are no natural and/or geologic hazards, including the Gore Creek floodplain, that
effect the Austria Haus property.
Slte plan, building design and location and open space provisions designed to
produce a lunctional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
The applicant has revised the site plan in response to comrnents received from the
Planning and Environmental Gommission and staff during previous worksession
meetings. Most importantly, the applicant has shifted the building on lhe site to further
buffer the surrounding properties. The applicanl has designed the building to respect the
50'Gore Creek Stream selback along the south side of the properly and is also
maintaining the required 20'setback along the west property line.
A circulation system designed for both vehicles and pedestrians addressing on and
olf-site traff ic circulation.
The Austria Haus redeveloprnent will have major posilive impacts on both off-site and on-
site vehicle and pedestrian traffib systems surrounding the property. Staff believes that
pedestrian circulation will be substantially improved as result of the redevelopment.
lmprovements include a new 14-foot wide bus lane and a dedicated, 1 2{oot wide
pedeslrian lane along East Meadow Drive, as well as an improved pedestrian streetscape
along the north side of the building adjacent to lhe retail shops. The pedestrian
streetscape will be heated, thus providing ice{ree and snow-free sidewalks. All new
pedestrian improvements propose the use of concrele unit pavers and will connect into
the existing improvements to the east (Slifer Square), to the west (Village Cente0 and to
the Vail Transportation Center to the north.
Vehicular circulation will also be elfected by the redevelopment. The current parking
situation will be improved by removing the surface parking lot and replacing it with an
underground parking structure and a front entry drop-off area. Access to the parking
structure shall be via a heated ramp located at the west end of the project.
G.
35
H.Functional and aesthetic landscaping and open space in order to optimize and
preserve natural fealures, recreatlon, views and functions.
The proposed landscape plan will have important beneficial impacts on the quality of the
public spaces in lhe vicinity of the Austria Haus, due to lhe improvements to East
Meadow Drive, Sliler Square and the Gore Creek streambank.
The streetscape improvements recommended in the Town ot Vail Streetscape Master
Plan will be implemented. The improvements will enhance the pedestrian experience
along East Meadow Drive through the construction of a wider and more altractive heated
walkway adjacent to the retail shops. The implementation of the slreetscape
improvernents will separate pedestrians lrom bus traffic by delineating the pedestrian
areas and bus lanes through the use of different paving surfaces.
The dpplicant has designed improvements lo the weslern portion of Slifer Square. The
improvemenls have been developed with the help ot rown staff. The applicant's design
is sensitive to the numerous mature trees existing in slifer square. onli'those trees
which impact pedestrian circulation, elfect sun eiirosure to the seating areas, and would
otherwise be damaged due to conslruclion, are being removed. The iemoval of the trees
will be mitigated by the planting ot additional trees eliewhere in slifer square.
lmprovements are proposed for the Gore Creek streambank adjacent lo the Austria Haus.
The improvemenls are inlended lo improve the visual appearance of the streambank andslabilize the soil by reducing the grade of the slope and'revegetaling the bare soils. The
applicant will.also be implementing an erosion and sedimentltlon c6ntrot plan to prevent
run-off lrom the construction site from entering Gore Creek.
Phasing plan or subdivision plan that will maintain a workable, functional andefficient relationship throughout the development of the special developmentdistrict.
Phasing of development is not proposed. The applicant is required to submit aconstruclion phasing and staging plan to the Towh prior to receiving a building permit.
The plan will be used to ensure an efficient and woikable relationsh"ip with suirdunding
uses during the development of the Austria Haus.
At this time, lhe applicanf is iritibipating a minor subdivision lo amend the location of thenorth propefiy line. The applicant is proposing to trade land with lhe Town in order togain an additional one - two leet along the northerly property line. In exchange for this
fnd, th9 applicant is p-roposing to rrade a triangutar liebe oi property adjacent to slifersquare to tne town. Any proposal to trade land with the Town must be reviewed and
approved by the Council.
36
V. CRITERIA AND FINDINGS FOR A CONDITIONAL USE PERMIT
Upon review of Section 18.60, the Community Development Department recommends approval
of the conditional use permit based upon the following factors:
A. Consideration of Factors:
Before acting on a conditional use permit application, lhe Planning and Environmental
Commission (PEC) shall consider the factors with respect to the proposed use:
1. Relationship and lmpact of the use on development objectives ol the
Town.
Stalf believes lhat this review criteria has been satisfied as previously
discussed in Section lV of this memorandum.
The effect of the use on light and air, distrlbution of population,
transportation facilities, utilities, schools, parks and recreation
facilities, and other public facilities needs.
Staff believes that this review crileria has been satisfied as previously
discussed in Section lV of this memorandum.
Eflect upon traflic with particular reference to congestion, automotive
and pedestrian safety and convenience, traffic flow and control,
access, maneuverability, and removal of snow lrom the street and
parking areas.
Staff believes that this review criteria has been satisfied as previously
discussed in Section lV of lhis memorandum.
4. Effect upon the character ol 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.
Staff believes'that this review criterid has been satisfied as previously
discussed in Sectibn lV of this memorandum.
5. Prior to the approval of a conditional use permit for a time-share
estale, f ractional fee, fractional fee club, or time'share license
proposal, the following shall be considered:
a. ll the proposal lor a fractional lee club is a redevelopmenl ot
an existing lacility, the fractional fee club shall malntain an
equivalency of accommodation unlts as presently existing.' Equivalency shall be malntained elther by an equal number ot
unils or by square footage. It the proposal is a new
development, it shall provide at least as much accommodation
unit GHFA as fractionallee club unit GRFA.
The Austria Haus proposal is a redevelopment of an existing
facility. Tlle Austria Haus shall be required to maintain an
equivalency of the presently existing accommodation units. The
2.
3.
37
b.
applicanl is proposing to meet the equivalency requirement by ,replacing an equal amount of accommodatiori unii square footage.
According to as-builts prepared by the applicant, 10,i00 squarefeet of accommodation unit square tootdje exisls in the AustriaHaus. Calculations of the proilosed accdmmodalion unit squarefoolage indicates that the ippiicant needs to provide an additional181 square feet of accommodation unit squaie footage. In order tomeet this requirement, slaff would recommend that tFe applicantconvert the lock-off for Unit # 't 0 to an accommodation unit. Thiswould increase the total number of accommodation units to Z6 andincrease the equivalency square footage.
Lock-off units and lock-off unit square footage shall not beincluded in the calcutation when determininjthe equivalency
of existing accommodation units or equivate-ncy of existing -
square tootage.
Even though lock-offs cannot be counted towards meeting theequivalency requirement, the applicant has maintained 2g-lock_offunits in the Austria Haus. The iialf and appficint leel these unitswill be rented as shorl-term accommodatibi,s inO thus enhancethe hotel bed base in Town.
The ability of the proposed project to create and maintain ahtgh level of occupancy
Ifg,lr:,iig Haus proposat is inrended ro provide addirionat hotelano -notet-type' accommodation units in lhe Town of Vail. Theapplicant is proposing to incorporale 22 member-owned club units(tractronat fee club units with 2g lock_off units), with 2baccomrnodation (hotel) rooms. Although nol included in theequrvatency requirement, the fractionallee club units have beendesigned to accommodate lock_off units. Staif believes that lock_off units provide an additional communify Oenefit of added'pillows". ll a tractional fee club unit owheipu,"hrr* an interestin a mulriple bedroom unil, and does not d;J; i; utitize all theoeorooms, they can lhen have the opportunity of returning theunused bedrooms (lock-offs) to a rentat progiar.
:j,lllj::,,f.tLrpy providjns tock-off units, and manasins theavarraolttty ot the lock-off units in a rental prooram whei not Inuse, a fraclional fee club project can signiiicaitly increase theavailability ot accommoditio;r units in ffie io*n'or vaif .
Through our research on the lractional fee issue, staff hasidentilied some potenlial positive impacti ot fraciionat tee units inthe Town of Vail:
A) Activity during the "shoulder seasons" tends to increaseoue t0 an Increase in year_round occupancy;B) The arlraction of revenue_geneririiig iourists;
c.
3B
d.
C) The eflicient utilization of resources. This is the "warm
beds" concept;
D) More pride of ownership with fractional fee club units
than with accommodalion units;
E) Increased levels of occupancy; and
F) Increased resorl exposure due to the extensive number
of inlerval owners.
Employee housing may be required as part ol any new or
redevelopment fractional lee club project requesting density
over lhat allowed by zoning. The number of employee housing
units will be consistent with employee impacts that are
expected as a result of the project.
The statf included the fractional fee club units into the calculation
of the employee generation resulting from the establishment of the
Special Development District. Based strictly on the number of club
units, the development will generate a need lor 8.8 "new'
employees. When the multiplier of 0.30 is lactored in, 3 of the 11
"new" employees which the developer must provide deed-restricted
housing for, are generated by the lractional lee club.
The applicant shall submit to the Town a list of all owners ol
existing units within the project or bullding; In written
stalements lrom 100% of the owners of existing units
indicating their approval, without condition, of the proposed
fractional fee club. No written approval shall be valld if lt is
signed by lhe owner more than 60 days prior to the date of
filing the application for a conditional use.
The applicant, Sonnenalp Properties, Inc., is the sole owner of lhe
property. No other wriilen approval is required.
e.
VI. STAFF RECOMMENDATION
... ':1 *,
The staff is recommending approval ol ihe request for the establishment of special
Developm,ent District #35, Austria Haus, and the conditional use permit lo allow for a fractional
fee club. The staff believes that all the review criteria have been met. as identilied in this
memorandum. We would recommend thal the approval carry with the it the following conditions:
1. That the applicant meet with lhe Town slalf, prior to appearing before Town Council for
the filst reading of an ordinance establishing Special Development District #35, to
formulate a construction phasing plan and to determine financial responsibilities lor the
off-site improvements to Slifer Square, East Meadow Drive and the revegetation of the
Town-ownefl stream tract, south of the Austria Haus. Staff will then make a
recommendation to council regarding the construction phasing and linancial
responiibilities of the off-site itprovjments.
l:\everyoneSec\memos\sonnensd.224 39
2.
3.
That lhe applicant p.repare a deed restriction or covenafil, subject to the Town Attorney,sreview and approval,lhereby restricting lhe currenl and luture owner(s) ability to locate aresrauranr, or simirar food service operation on rhe Austria H;u; p;;r;;hy. said deedrestriclion or covenant shall be recorded with the eagle countybT"i[."0 Flecorder,sOf lice prior to the applicant submittlng for a buitding "perrit. ''
That the appricant sub-mit the foilowing prans to the Department of communityDevelopment, for review and approval,'"s a pirt ot thabuilding p"rrii'.ppri.ation for theAustria Haus:
a. A Tree preservation plan;b. An Erosion Control and Sedimentation plan;c. A Construction Staging and phasing plan;d. A Stormwater Management plan;
., e. A Site Dewalering plan; andf. A Traffic Controt -ptan. '
That the applicant provide deed-restricted housing, which complies with the Town of VailEmptoyee Housins requiremenls lCn"di., i6liz), tor a mtnim;;; ii';rproyees, andthat said deed-resrricre.d h9us19 ue rlo"
"uairaor"
roi;;il;;;;;"no'rn, d""dresrri*ions recorded wirh^rhe ea-gte counry creir.a .necoro.[ p;idif.;;quesrrng aTemporary Cerrificate ot occupi"ncyl;;ffi irltri" H"rr.
That the appricant pay into the Town of Vair parking.Fund for the required number of pay_rn-tieu parking spaces, as determined at the time oi.ouiroing pli,.niiiri, t. requesting al emporary cerliticate ol occupancy ror tne- Ausrria naus it e appri[ini snarr be required
:oo|,[:olffi:
the pav-in-lieu spaces it tnu rit" in erecr at t'" timiSi6riroins permir
That the appricanl either-femo,v.e. that portion of b.uirding floor area (encrosed areas)currentlv proposed on Town,of Vait prbperty lnoittrwesiportio; ;id;irff;/porte-cochere),or appear before rhe Town councir i"itA a i6.ir*rt to subdivide and traddtand wirh theTown' shourd the councir ar*"10 , irJ*iri"io, ar costs in"riiolo a.comprish thetand trade shat be paid by trie appricani--Ar i;i; time, mJafpri""r,t i. Inu.ipating aminor subdivision to amend the rocation ot rnl-nbrtn property rine. The appricant isproposing to trade rand with ilre ro*n in;rJ;; ;; gain an additionar one - two reet ofproperty arong the northerry,property rine. rn
"*"n.ng" for this rand, the appricant isproposing ro trade a triangurar $iec6 or properry, aojace"l rli sririi sd""rl, to the Town.
That the appricant revise the buirding iroor plans to provide at reast 10,100 square feet ofaccommodation unit souare footager to coi,rJim with the equivarency requirement forfractionalfee club units. p_rior,to uppi*i.g ;"ioie tn" Vait rown codncitior tne,irstreading or the ordinance-llabrisriins $.ai;;;eropment Dl;iililG:' Accordins toas-buitts prepared by the. appricanl r o,iod iqr"t.. t.'.t or
"ccotmooaitn unit squaretootage exisrs in the Austria Harr. c"icu[ti6-n, of the proposed accommodation unitsquare foorage indicares tharthe "pp6;i;;;is to provide an aooitioniilBl square feerof accommodation unit square toothle. in oro"ilo meet this requirement, staff wourdI"99Tgnd rhar rhe appri'canr .".r.iiinr'rJ.i-"oti tor unit # 1 0 ro an accommodationunit' This wourd increase rhe totar ;rrb;;;;;;;mmodation units ro 26 and increasethe equivalency square footage.
5.
b.
7.
f leveryone\pec\memos\sonnensd.224 40
8' Thal lhe following design consideralions be carefully reviewed by the Design ReviewBoard (as previously discussed in section rv of this memor"norini,
A) That the mullions on the windows and doors, as depicted on the building elevations,be a required element of the Austria Haus project.
B) That the applicant further modify the south elevation of the structure, as this elevationconlinues be too architecturally repelitive.
C) That the. applicant revisit.the originally contemplated design which incorporates theloading and delivery lacility in the uiderground pirking struciure. Staff beli"ues thattrying to accommodate loading and deliv'ery in the por"te-cocnlr" aie" will result inconfticts between pedesrrians, vehicres ac6essing ine pailing sirrcirr., and deriverytrucks' staff understands.the original design option miy not-ne the desire of the ownersof thq viilage cenler condominiums, yet wi odtieve tne'impaci ci; be mitrgated withappropriate screening.
D) Thal the improvements recommended for East Meadow Drive, as depicted in theapproved rown of Vail. streetscape Master Plan, be irfr"rn"ntli ii u p"rt ot the AustriaHaus project. This includes a reduclion in streeiwidth from Coi.etlo 26 feet (14 footbus lane and 12 toot attached, paver pedestrian walk).
E) That the roof ridge of the slruclure be carried to the east and west ends of the roof,
!hqrgby creating gable ends, rather than a crippeo hip. staff does recognizes that thegable roof form may increase.the perceiveo.tidight oi tnJ nrilJNg,
"-.p..t"tty
on the eastand west ends, however, we berieve lhat this wiir bring rn" itr.i,lr" more intocompliance with the Design Considerations.
F) Thal the appricant increase the roof overhangs on the buirding. currenily, theoverhangs vary from two leet lo three feet. staif wouto recomm"enJtnrt all lhe roofoverhangs be a minimum of three feet.
G) That a minimum of 2F rinear reet of additionar grass area (55%) be added to theground floor (north and easl elevations) of the structure. This would make the AustriaHaus.generaily consislent with the traniparency of other buirdings in lhe Viilage.
H) That the applicant.review and,modily the balcony configuration on the building, in orderto eliminate the repetitive nature of the existing design, paiticuiirry on the soulh elevation.The majority of the balconies on the nuiirii Haus are located on the south side of thebuilding, although several french balconies have oeen incorpoiii.o-into the design of thenorth side of the building on the upper floors.
l) That the appricant prepare a comprehensive sign program for the Austria Haus. Thecomprehensive sign program will b6 revieweO Oyine OHA.
f ;\everyone\pecVnemos\sonnensd.224 4t
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"ruo uNrr,,, ArlrENDrNcsEcrloN r8.22.030, coNDrrroNAL usEc ii;b;r"*? oor".ronAL FED .LUBAs A coNDrrr'NAL us' lr.r rrrr'um,r-6 ict"oir*iio.nrroN zoND DrsrRrcr.
ffii3i-%!: s E crl o N r s' o o' o a o 1n) 1ri liffi "i;-lt""s E pDnMrr cRrrERrA-'
*I-TEREAS' an anplication has bccn submitted ro amend Sections rg.22.030 and. r 8'60 060 of the Torvn oi valrv""i.ir,"i6"a"l"'^i[*"r."""ar
fee club as a conditionar usein rhe pubric Accommodarionzon. oirnr., *o'tl,"ouii. .rit.riu *d f'rdi'gs appricable tofractional fee club rcquesls in Vail; and '-'' '" r''|vv,qr
WHEREAS, all notices as required by Section 1g.66.0g0 havc been sent to the
-appropnate
parties; and
u"', n,"Y,jl"orT"l!"";r)""*"*'^t5' le96' in accordance with scction 18.66.r40 rhe Town of
trmcndmcnrs ona un*inro,Tiltal
co'rrnission hcld a public heari"s ";ii;';;;;;"d' '"'
and _rsry rccomnrcndcd approval ofths amendmenB t; dl; To; Council;
"nn,"n,lL'J:,1r0*tlii'.Ili,3::c-ouncil
bclieves.that q!aliry fracrionar rcc crub unir are an
aviirar,irity and J,";;,;i;;;fiit,ii"liilii,li',i;lll*"ili,T,ill1rilH?ng 'r'o*.,,,, i.*or
"".0,,,,,Ji::llts'
the Vail'rown Council bclicvr-'s thar a fracrionrl fec club is a form of public
o"^"n,Y',,',"u,ff t3iji: lii, lllxi,:::ffj :lli1|;l;J,:, j 1;.::y":t", appropriarc, and
22, Scrics of 1996; arcJ rrrrr'ruriiuru and vlsltors to adopt ordinaacc No,
wr-rERtrAS, tirc Vailrown_councir bcricves thc proposed amcnctnrcnts are consistcntrvith its adopted goals, objccrrvcs and policics. 'Posco amcndnlcnts are consistc
NOW, TI,EREFORE, DE IT.ORDAINED BY T'IE.TO\\,,1V COLTNCIL ONI'"U'O," ON
. VAIL, COLORADO, TFiAI:
SI]CTTON I
Chapter 19.04, Definitions is hereby amendcd to rcad as follorvs:
I 8.04.136 Fractional Fee Club, means a fracrional fee project in which eachcondominium unir, pursuanr ro reco.aca pro;eciJo.;;;;;;;"* rpproved by rhe Town ofvait,nas no relver rhan 6 and no more dran.l2 or;"." p;;;;;;';;i rvhosc use is estabtishcd by arcscrvarion systcor. Each of ge fr*,i"i"r r." .r,li ""1i, "."n,"0" *.irabre for short-tenn rentalin a managcd progranr rvhen not in ur.ty rt.,.-.iri-rl'*ilri.' rn" pro.;"", is managed on-site;lll,1":Ti;'Iffi:f iF,,? n"y" "a'v""*^i"v''l"*"""t p,ouiaing,"servatio-n and
"o,ing ona aiiitini ;ril#,ff[l{j*j| ljffproximatc
to transportatiorl ,"iuil ,t opr,
r g'04' 136' l Fractional Fee club Unit - a condominium unit in a fractional fee club- dcscribed as such in the project ao"un,.nltion ani ""ix ".l".-*ation unir within rhelractional fee club.
o.Cii& Nc :1 Sioi. cr tr6
18.04.430 FracrionalFce[Dclcted]
stlcTION 2
secrion r g'22'030 ' public Acconrnrodation-conditionat Uses - ofthe Town ofvailMunicipal Codc is hercby amcnded ro reacl as f;i[*;, "-"''""'
I8.22.030 Conrtitionatuscs
Thc forrorving conditionar uses shat be permitted in the pubric Accommodation ZoneDistrict, subjccr ro the issuance ofa conditional use permit in accordance with theprovisions ofChapter I g.60:
B.
c.
D.
ta.
r.
c.
H.
I.
I
K.
L.
M.
P-rofcssional arid business offi ces;
Flospitals, medictrl and dental clinics, and nredical centers:Private clubs and civic, cuhural and ir","r""i o.gJ_ii""l,Ski lifu and rows;
Thca_ters, meeting rooms, and convcntion facilities;
, Public or conrmercial parking fucifirie" o, sirucrures;l'ubltc transportation tcrnrinals.
Prrblic utility and puUti" ,.*i"i ur".;
Public buildings, grounds and facilitics;
Public or private schoots;
Public parks and rccrcational facilities;
Churchcs;
ljating, drinlting, recrcational. or rctail csrablishnrcnts not occupying more thanl0% of rhc roral Gross Rcsidcntial Floor erca of ini;i" ;;* or slru*ureslocatcd on tlrc sirc in a non-conforming "r,,lri_ilily;;;;;;;Major arcadc, so long as it docs not havc any cxrcrio, fronrog? on any public way,strcet, rvalkrvay, or nrall acca;
lcl nyj !19,*fasr ns furrhcr rcgulatcd by Scction 18.58.3 l0;Type III DIIU as dcfinccl irr Sccrion lg.57.060;
Typc IV I3l-lU as dclincd in Scction l g.5Z.?0;
Fractional fce club as furrhcr rcgularcd by Section 1g.60.060(A)(Z)(a-c).
SECTION 3
Section 18.60.060(A)(7), Con<lirioTl UEs,lermit critcria-findings, of rhe Torvnof VailMunicipal Code is hcreby anren,tcd rno' sidiqr."J*i"ir"*ri'
?. Prior ro thc approval ofa conditional u!, p.*.,it for a rime-share estate, fractionalfee, fractional fee club, or tinre-rf,*. ti."nr. frijorof, rfr" roff"r"ing shall beconsidered:
If the proposal for a fractional fce club is a redevelopment of an cxistingfacility, the fractional fceclubshall .oin,oin *.ouiud"n" Jac.onlmodation units as are presently exisring. EquivJ.""i,,iuU U"maintaincd eirlrcr by an equai nu.mber-of unirl o, Uy squ"." i*iug". ffrf,"proposal is alew developmcnt, it shall provicle aiie;;;;;iaccommodation unir CRFA as fractional fce club *ti'GRf;. -
Lock-offunits and lock-offunit square footage shall not be insluded in thecalculation when detemrining the equivalenc! oi.r,l,i"g-"*o-"r""0",i""units or cquivalency ofexisting sguare footaie.
Thrability of the proposed project to create and maintain a high level ofoccuPancy. :
l\l
o.
P,
a.
R.
&4.e !L. tl trL C l''6
o'
,1:rX1"I."
housing unirs may bc rcquirc<t as parr of any ncw or
o,lo']lloll*n''ftctional fcc club pi
b. .:u:^d, -l{ l""i".e' rh" ""tb", "n'oJec't
rcqucsting density over that
p,o;f,'i'';n"uii; ;;;;ffi;;.Tto"ii'"'"[::'ff :::',:::il'"'r'#,,
ILilrt,,canr
shail submit ro thc tor\
,.,""ri*ff .'"Ti:,"Tff #x;li:,1lil,:,::,:""lii::_?ffi , jf JjH j,:r'"
;i'1,1',*i,:11""0';il;;"*'ilH:TiT:'if.'|i,'"1ffi ;:l#H:ll*'""iiililTJil-r'i;.o.l:i'i:."ffi ;Lfi **"-l'i"Jii'|"'Tin"
sncTION 4
;f::#:i:I-;],r:1fl,,'"1:::*:;:?ii""li;lii]ji,iiXlrascor.,isordinanccisroranyll'^].'ljit"*i and thc rown couucit r,"reuy a".il;;il;#]lijfrthe remaining porrions of
illl'iT;,'Ji'iLl: lli lx,lffiiliili,";,',liliilfttlTllHi,:'":l "'ffi'"'ff,t? tr,lr ptuascs be declared invalid.
SECTION 5
Thc Town Council hcrcby finds, determines, antl dccland proper for thc hcalth, safcry, ana ',*rr*. oi'trr. rlil; rT"ti
lltat tlris.ordinancc is necessary
,sliCTION 6
.r,u r olyn or varl and thc in}abitants thereof.
,"-"', '1];'.ii[l;ll]"Ti:ll':ircc'ccr'rcnt oranv provisron orrhc rr.runicipar code ordrc
.Hfi:*:,i"""""1;.;i;.;;ii::i:i i::'iii ffi::iT:::fl r:1l1yl'"r' r,o, i".,J.-i,'o",,viu,y
:::l:::1,.;;;,;;ilH,,::,.?t;,f Ug;:lWrt,ti*tl;:fj:i";l$,*llprovrsron or any ordinancc prcviousry rcjcarcd
";;1,;;;'JJ;,,lcs.s cxprcssry starcd hercin-
SI'CTION 7
::ffi Ii|J |,|i:rpli!] li',l:f ",lJ;ll*|;H?..*"ti:: it.r:"r, inconsis,cnr herewi,h areanv bvlarv, ordcr, resolurion, or ordinancc, or part rhereof, rh..|:|lliiil!;fi:struecl ro revise
FULL oN FIRST READING II
-"*, u:ffi ,'ffi ,:ii:, .l;llllly
;ii;:l;,",: '3:ffi ,.l,H,,J::.Tfl
itr;:i' j,l,:*:Iff "
Robcrt W, errouifrloFi
ATTEST:
HoltyM.Curch-on,$G-ffi
ATTACII}IENT 2
Memo
To: Joe Treleven
Director, Village Center Association
120 Willow Bridge Road, #5J
Vail, CO 81657
From: Gordon Pierce
Ref: Landscaping and Planting of Village Center property
Date: February 10,1997
As requested by the Town of Vail Planning Department, I am asking if you would sign
below on behalf of the Village Center Condominium Association in ttiat the Austria Haus
may landscape on the village center property.
A detailed plan of the area between our properties will be forthcoming for your review.
Thank you for your cooperation,
Sincerely,
PIERCE, SEGERBERG & ASSOCIATES, P.C., A.I,A,
GRP/jod
Prcrcc. SeScrba.t & Al30(,ricr
A.(h'(cctt. PC ,A t A
llrin Olfr.c
1000 S. Fronr:rgc Rord W
Viii, CO 8t6t7
lor: 9r0 476 a60g
' phon.: 970 175 41t3
Denve. Ollice
l6t 7 wilce S.rect
Suitc C l
Denver. CO 8010!
fo,: 101 621 2262
phoncr l0l 62t 3l5S
'
,,'
f:\prj\austria_housc\docs\trelcvcn feb 10, 199?.doc
it.
ACH}IENT 3
o
ELf Pt.Ol'ItENT GEI-iERrtTlON R TES
DXIIIIJIT A
SUGGE$ID Iil,rnr.orrrmvr C^.rtrcoruEs AND Il,{NcEs foR VAILExpn-essen As Eru,ron:Es IIDR I000 SeuARE FInr
RRC RESEARCH
OVER.A.LL
AvER.4,GEs
Succgsrro
RaNoe
BarlRestaurant 5.7/1000 s.f.5-811000 s,f.
Retail and Service Commerciat s.9/1000 5-8/1000
Retaj I ; Groccry/Liguor/Convenience t.8/1000 1.5-3/1000
Offlce: Real Estate 7,6/1000 6-9lr000
Office; Financial 3. r /t 000 2.5-4t1000
Offi cc: Profcssional/Orher 6.6/1000 5-8i1000
Con ference Ccntcr
Health Club
l-r.5/I000
l,odging*L3lroom
l,ocal Governnrent 6.s/I000
Construction (Offices, Interior Sroragc, etc.)r 0.6/1000 9.r 3/1000
Multi-Fanrily
0,4/unir
Single Family
0.2lunit
Otlrer; To be determined through rle SDD
process, upon submission of adequate
docunrcntation and a revicw of the apflication
m aterials.
* r'adginglaccomrnodations tr.as.particularly tar_ge variation of employees per room, dependingupon facrors such as size of faciiitv ana reveror"seryt.J;;;;;;;#i;[: and ameniries provided.The standards present a wjde ranle or *pioyr.ni, but iiir -ti.lpat"c rhat a definirive reportwitt be submifted bv each todgiig profi.'ny'rrquisting an ;il;il;, which wourd ti,ren beeyaluated on a case-by_case baiis.-,' s-'-''
Multlpl.fer based on density
.'30 {f exceeding denelty
.15 lf at or below density,:
POSAI.L RIX([{FN 'IDEC
ATTACHI.IENT 4
Austrir Staffing llosrcr
I'osition hours of opcration
Manngcr floaringAssistanl florting
Fronl Dcsk Tnnr lo t lpnrncllstflff floating
I-lousckccping Sanr lo 5pnr
lurndownIlar 3pm to rni4nigltRcslaurant 5arrr lo noorr,. rvait
kitchcn
4pnr ro nridnigtrt
ryait
kirchcnRetnil vnrics
Enginccring ?anr to I lpntConcicrgc Tanr to t laru
3pnr to Zpnt
1997 crrrnl
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size nnd lJ of I'nrs
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Scrviccs providcd frorrr Main l.lotcl Contplcx:
spn
Golf
Activllics
Markcting & Salcs
Accounling
Ilcservation
'lblcphorr
Laundry
Unifonns
Itoom Scrvicc
Confcrcnce Scrviccs
Ernployee Cnfctcria
l{uman Rcsources i i
lloral & Dccoralion
Landscaping
Employee Housing
Furchasing
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Bast Vil lage Horneown"., arllgl0-82'/-5856 ottttl)n t2:06:30 ptvi p.2
Ens'r' Vrluce FloruuowNIRS AssocrnrroN Inrc.
Ofliccrs: Prcsirlcnt - []ob Calvin Sccrctary - Grctta Parks 'l'rcasurcr - l)atrick Gmrlnr
I)irccloni - Jttdilh tlcrknwitz - Dolplr Rridgcwltcr - Iillic Caulkinls - Ron lrnglcy - llill Morlon - Connic Riddcr
'I'o: Chainnan and Pltnning Cornmission Mcnrbcrs
Frorn; .Iim lamont, IlxccLrtivc f)ircctor
I)atc: April I l, 1997
Illi: Sonncnalp Austria llaus Special I)cvcloprncnl District Application
'I'hc lloard of Dircctors ol'lhc Ilorncowners Association opposes thc Sonncnalp Austria
IIaus Special Devclopmcnt District as proposcd. 'l}c fusocittion rcquests thc'I'own Council to
deny apprgval ofthc ordinancc crcating thc Sonnenalp Austria llaus Spccial Dcvoloprncnt District
for the following rcasons.
'llrc rcrlucstcd tmount o[GIlIrA excccds by approxinratcly 9l % that allowcd by thc under-
lying Public AcconurrodaLion zonc district. Iurlhcr, all othcr zoning slandards arc cxcccdcd in vary-
ing degrccs sulllcient to causc tho bulk and rnass oftho building to bc cxccssivc in tlrc extrcme. As a
result thc proposal tloes not conlornt to tho applicablc clerncnts of thc Vail Comprchr:nsivc Plan as
specilicnlly providcd for in Vail Villagc Mastcr l)lan antl thc applicable Spccial Dcvclopmcnt Dis-
trict rcviov critcrion A l-) , 1), Ir lnd I I.
'l'hc Vail Villngc Ma.stcr l)lan providcs lbr a building hciglrt o[thrcc to four stor iqs. 'I'hc
proposirl building is fivc storios. 'l'hc building hcighL docs not conlornr to zoning hcight lirnit o[48
fcct for a sloping rool,
(;ltllA, conlmon arca, sitc covcnrgc nnd sctback dcviations arc signilicant contribulors to the
cxccssivc siz-c and ctcnsil.y ol'thc proposcd structurc atrd arc rcsponsiblc lbr thc projccfs incompati-
bility rvith thc surrounding ncighborhood.
'l-hc cxccssivc building sizc crcatcd by thc dcviations fronr thc undcrlying l'ublic Accom-
modation z-onc clistricl creatcs a grant ofspccial privilcgc tlrat is dcnicd to all othcr prol)crty owncrs.
'Ihc potcntial for rnany othcr propcrty-o,wncrs to clairl a right to the sarnc glant of spccial privilegc
scls in plircc a dc lacto prcccdcnt for all propcrties in all zonc districts, with thc exception ofthosc
whcrc s1;coial dcvcl<lpmcnt district.s arc prccludcd. 'l'hc rcsutting cflbct of cskrblishing a de facto
prcccdcnt that could pcrmit tho doubling o[dcnsities throughout a large arca ofthc community is
unknorvn and undocumcnted. As a result, thc Vail Comprchensivc Plan and other applicabte plan-
ning documcnts do not addrcss the ncgativc conscquenccs that could be spawncd by the approvat of
thc Sonncnalp Austria Flaus SDD as proposed. 'l'o advocate or promulgatc a proposition that may
directly threaten cconomic stability and mattcrs of rprality of life are a misguided and an unwar-
ranted gamhle rvith the community's welfare.
It is 1he pumose ofzoning to provide for thc fair, cqual and consistent treatment anrong all
classes of property owners. 'Ihe Sonnenalp Austria Haus Spccial Development District breaks all
zoning standards" as well causes the vcry principles and purposes ofzoning to be violated in the ex-
treme. It is norv evident thri the Special Devcloprncnt District can to bc used :u an instrument by
Town administrutors and thc Planning Commission to maneuver'fown CouncilC to accept crlreme
Post Offlce liox 238
Telephone: (970) 827-5680
Vail, Colorado 81658
MessagdllAX: (970) 827-5856
East Virl.age Homeowners afci 970-82?-5856 04 /L{}n L2:06:30 pM p.3
IiVf IA/Sonncnalp Austrit Ilaus Spccill l)cvclopnrcnt l)istricr Applicarion 4llll97
I)agc 2
dcviations fronr thc zoning .stnndards. 'thc Spccinl l)cvclopmcnt District bccausc ol'rhe potcntial
lbr abusc and nrisLrsc mu.s[ bc cithcr scvcrcly rcsftaincd o, ibolirhcd.
'lhc Ilorncowncrs A^ssociation vigorously objects to thc usc of thc Special Dcvclopment Dis-tricl or any othcr pcnnitting proccdurcs a.s a nrctimd to cxtod linancial "*n"iinn, fronr an applicant
in cxchangc for zoning con^ccssiott.s. lixaction givcs both thc appcarancc and thc pcrccption ofcon-flicts of intcrcsts rcstrlting_from privatc ncgotiaiion bclwccn dcvclopcrs and govenrrncnt olficials.
I'inancial cxactions in cxchangc for zoning conccssions undcrmincihc publii's confidcncc in thegovcmmcnfs fair, cqual and-consistcnt application and cnforccmcnt ofzoning standtrtls. Ifstrcets-
capc intprovcments and deed rcstlicted housing units are desirablc and can bJlegally rnandated as
an exaction, thcn thcy should be .nivcrsally rcquircd in all zonc districls.
The llomcowncrs Association slrcnuously objecls to any conclition ofapproval that abridges
any applicant or propcrty owncrs covcnantcd property right or right oflcgal proiest against thc
violationofacovenanted_propertyrightoranyotheriightofprotest. Sp-cciiically,tlieAssociation
olrjects to thc inclusion of any'!rot !o rcmonstratc" condition-of-approvnl thut r*ivcs or preclu<ted
tlrc lcgal p-rotest to any violation by the lbwn of Vail of a cov"nanicd property rights associated with
the Gore Creck slrcaln tract. 'lhe Association vicws any rcquircmcntby Town olVait as an abu-
sivc usc of its power and atrthority,lo inrposc lcrms and conditions upon propcrty owncrs through ils
zonc enforcement powers that arc inlendcd to absolve lhc 1'own govcrnmcni of it, rcsponsibilit!, as
a propcrty owncr ol'thc Gore Crcck streanr tracl, 1o abidc by covcnants rcstrictions aitachcd to lhe
strcanr lract.
Thc Ilomcowncrs Association rc.spcctfully rcqucsts that thc apptication lor a Spccial Devcl-
opmcnt District for thc Sonncnalp Austria IIaus bc dcnicd.
o o
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Deparhnent
May 19, 1997
A request for a worksession to discuss the establishment of Special Develo_pment
Di#ot #35, Austria Haus; to allow for the redevelopment of the Austria_Haus,
located at242EastMeadow Drive/on a part of Tract C, Block 5-D, Vail Village
Fir* Filing.
Applicant Sonnenalp Properties, Inc., representedby Gordon Pierce
Planner: George Ruther
I. BACKGROUND
On March 25,1gg7,the Vail Town Council held an aftemoon worksession and evening public
hearing to discuss the first reading of Ordinance #4. Series of 1997, an ordinance providing for
the establishment of Special Development District #35, Austria Haus; adopting a development
plan for Special Development Disrict #351 and setting forth details in regard thereto. Upon
ieview ofbrrdinance lt4,the Town Council approved the ordinance on first reading with seven
conditions. One ofthe conditions required that the applicant reappear before the Planning and
Envirronmental Commission with an amendcd proposal forthe Commission's review and
recommendation.
On Airil 14,lgg7,the Planning and Environmental Commission held a public hearing to consider
an amended proposal for the establishment of Special Development District (SDD) #35' Austria
Haus. The amended proposal was in response to changes requested by the Vail Town Council at
the first reading of a froposd ordinance establishing SDD #35. Upon review of the amended
proposal, the Planning and Environmental Commission voted 6-l to recommeud approval of the
amended proposal for the establishment of SDD #35 to the Vail Town Council.
On April 15, 199?, the applicant appearcd before the Vail Town Council for the second reading of
Ordinance # 4, Series ofl997. Upon consideration of the Planning and Environmental
Commission's recommendatiou of approval and review of the amendod proposal, the Town
Council voted (4-3) to deny the ordinance stating that the applicant had not met the intention of
the conditions ofapproval placed on the project at first reading.
On April 23,lggT,the Town Staff met with the Town Council to discuss the future of the Austria
Haus redevelopment and for the Council to provide specific direction to the Austria Haus
developers. The following direction was given by the Council:
Town Council Direction
l.ReducetheproposedGRFAwithintheAustriaHausby5,000squarefeet.
2. The maxirnum building height for the Austria Haus shall NoT exceed 48"
.3.Removethepenthouseleveltoreducethenumberofbuildingstoriesfromfiveto
four.
4, No less than 10,100 square feet of accommodation unit square footage shall be
constucted in the Austria Haus. The 10,100 square feet shall be apportioned into
whichever number of units the developers feel are appropriate to successfully
operate a hotel.
5. Two 20' foot setbacks on the properly shall be maintained. Preference should be
given to the west and south setbacks'
6. The proposed 4,649 square feet of commercial spaces shall be maintained as it
providei the necessary cornmercial link between the Village and Crossroads'
7. All parking shall be on-site and a land trade is an acceptable means of
accommodating the necessary ueaof the parking strucflre'
8. A community room shall be provided within the Austria Haus for meetings'
breakfass and the like.
g. The loading and delivery plan shall be redesigned to reduce the negative impacts
on the streetscape (pedestrians, guest vehicles, etc')
l g. The staff will make brief presentations to the Council during the normal PEC
reports. These presentations will include full size plans and copics of all
memoranda.
I 1 . The proposed deadlines of Junc 22 and July 22 are externely aggressive. The
developers should rethink the deadlines and request extensions as necessary.
12. The staffwill make a presentation to the Town Council and PEC on May 6th
regarding the prot *d cons of both SDDs and the East Village Hom@wner's
advocated PA-l zone district. on May 6th, the council will decide which
application theY will revicw.
13. The Town Council did not fecl it was approrpriate to express their preference on
-
the architectr.gal design. Instead, they feit the design of the building should be left
to the architect,
On May 6, lggT,at the request of tbe Town Council, the Town Staffmade a presentation to thc
C,ouncii regarding the Speciat Development District and rezoning processes. The purpose of the
fro"n,utio:o wasio infr-rm the Council of tle pros and cons of using an SDD vs rezoning in the
redeuelopment of the Austria Haus. Upon listening to staff s presen.attg"'F" Council
unanimously (6-0) directed the Austria Haus developers to proceed with a Special Development
District.
II. DESCRIPTION OF TIIE REOUEST
The applicant, Sonnehalp Properties, Inc., rcpresented by Gordon Pierce, is requesting a
worksession with the Planning and Environmental Commission to discuss the establishment of
Special Development Oistrici#3s, located x242F-astMeadow Drive/on a part of Tract C, Block
5-p, vail Village First Filing. The applicant is proposing to establlsh a new special
Development District overlay to the underlying zone district of Public Accommodation' to
facilitate the redevelopment of the existing ^A'ustria Haur
The applicant is proposing significant improvements to the existing Austria Haus properly' The
-
Austria Haus is intended to become a member-owned resort club/lodge, comprising a mix of hotel
accommodation units and two and three-bedroom club units with associated club
amcnitics/facilities. The Austria Haus proposal ls intended to provide additional hotel and
..hotel-type" accommodation units in the Town of Vail. The applicant is proposing to
incorpoiate l8 member-owned club units (ll three-bedroom & 7 two-bedroom), with 25
hotel rooms and one on-site manager's residence CIype III Employee Housing Untt). The
applicant is proposing 5,582 square feet of new commercial/retall space on the mein level of
the Austria Haus. The Austria Haus proposat includes a front desk reception/registration
area operating 24 hours a day and seven days a week, a lounge, an exercise room, meeting
room facilities, a food service pantry, member ski storage, an outdoor pool and other
accessory facilities commonly associated with hotels end lodges.
Summarv of Cbanges
The following summarizes the changes:
I . The number of club units was reduced kom 22 to I 8, the number of hotel rooms was
reduced from 28 to 25, and all lock-off units have been climinated.
2. 7,405 square feet of gross building area has been removed (5,189 sq. ft. of GRFA/2,216
sq. ft. ofotherbuilding area).
3. The building height has been rcduced to 48 feet maximum.
4. A meeting room, food scrvicc pantry and an outdoor pool have been added.
5. The parking requirement continues to be met on-site.
6, The brick paver pedestrian walkway has been replacd with an asphalt wallsray.
7 , 933 square feet ofcommercial square footage has been added'
S.Atleastl0,l00squarefeetofaccommodationunitsquarefootagehasbeenmaintained.
The applicant has identified what they believe to be the public benefits.wlich will be realized as a
result of the Austria Haus redevelopment and special Development District #35'
Public Benefits
I. An increase in the annual occupancy of the Austria Haus'
2. The addition of approximately 5,600 square feet of retail space (sales ta;r generating)'
3. The partial implementation of the recommended Sfieetscape Master Plan improvements to
East Meadow fhive.
4. The completion of tbe commercial loop in the Village, via the consbuction of a welllit,
heated Pedestrian walkwaY.
5. The removal of 25 surface parking spaccs and the constuction of an underground parking
structure designed to accommodate 63 vehicles'
6. Landscape improvements to slifer square, East Meadow Drive and the Gore Creek
streambank.
III. ZONING ANALYSIS
The develo. pment standards for a Special Development District shall be proposed by the applicant'
Development standards including lot area, site dimensions, setbacks, height, densrty conlrol' site
coverage, landscaping and parking and loading shall be detennined by the Town Council as pad
of the approved diveiopment plan, with consideration of the recommendations ofthe Planning
and Environmental Commission and staff. Before the Town Council approves development
standards that deviate from the underlying zone district, it shall be determined that such deviations
provide benefits to the Town that outweigh the adverse effects of such deviations' This
dctcrmination is to be made based upon the evaluation of the proposed Speoial Development
District's compliance with the review criteria outlincd in the following section'
The Community Development Department staffhas prepared aZnnngAnalysis forthe proposed
Austria Haus redevelopment based on the revised plans- The Zoning Analysis compares the
development standards outlined by the underlying zone district of Public Accommodation' the
April 14, 1997, proposal and the May 19, 1997, proposal.
Lot sizp; 24,089 sq. ft. /0.553 acres
Buildable arca: 24,089 sq. ft. /0.553 acres
Dwelopment Undertylng Zonlng Aprll 14, 19!17 May 19' 1997
Strndrrd of Publlc Accommoddlon SIID proposel SDD propmel
GRFA:80%or|9,271sq.ft.|68%ot&,429q.ft.146%or35,240sq.ft.
Dwellingunits: 13.8 DU's 36.5 DU's (22 DU's, 3l DU's (18 DU's' 25 AU's
28 AU's, I Type Itr EIIU) I Typc III EHU)
sire coverage: 55Vo or 13,249 sq. ft. 8l% or 19,634 sq. ft. 73o/o or 17,525 q. ft
Setbacks:
front: 20' 0' 2'
sides: 20' 5'120' 4'122'
rsar: 20' 7' 19' (l'll2'@ the pool deck)
Height: 48' sloPing 56.5' 48' max'
45'flar 52' 45'max.
60'tower da nla
parking: per T.O.V. code Section | 8.52 65 spaces requircd 6l spaoes rtquired
66 spaces proposcd 63 spaces proposed
in thegarage in the garage
Landscaping: 3oo/o or 7 ,227 q. ft. 18.2 %o or 4,542 q. fl. 19% or 4,619 sq. ft.
Loading: per T.O.V. codc Section 1 8.52 I bcrth at drop-off area I berth at drop'off area
Commercial
sq. footage: l0% or 1,927 sq. ft l-loh o14,469 sq. ft. 16% or 5'582 sq' ft'
common area: 35% of allowablc GRFA 35% or | 4,0M sq. ft. 36% or 12,810 sq. ft'
Gross sq. ft: nla 74,302 sq. ft. 65,897 sq' ft'
(includes garage) (includes garage)
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Chapter 18.40 of the Town of Vail Municipal Code provides for the establishment of Special
Development Districts in the Town of vail. Accordiug to Section 18.40.010, the purpose of a
Special DeveloPmeot District is,
..To encourage flexibility and creativity in the development of land, in order to
promote its most approfriate use; to improve the design character and quality of
ihe new development wittrin the Town; to facilitate the adequate and economical
provision of strlets and utilities; to preserve the natural and scenic features ofopen
ip""" ".""r; and to further the overrll goats of the community as stated in the Vail
iomprehensive Plan. An approved development plan for a Special Development
Distrlct, in conJunction with the propertiesunderlying zone district, shall establish
the requirements for guiding development end uses of property included in the
Special DeveloPment District."
The Municipal Code provides nine design criteria, which shall be used as the principal criteria in
evaluating tLe merits of the proposed Special Development Disfict. It shall be the burden of the
applicant to demonstate ttrai suUmittat material and the proposed development plan comply with
"u.n
of tn" following standards, or demonsfiate tbat one or more of them is not applicable, or that
a practical solution consistent with the public interest has been achieved. The staffhas addressed
each of the nine SDD review criteria below:
A. Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk' building height'
buffer zones, identity, character, visunl integrity and orientation.
Staff believes the applicant has designed a structue which relates well to the site and the
surounding neighborhood. The mass of the Austria Haus is appropriate for the site and' takes into consideration the massing of the buildings on the adjoining properties. The
building stcps down on the east and west ends to insure a smooth transition between
.properties and does not creatc an imposing "canyon" along properly lines. The north side
of the Austria Haus was designed with a pcdcstrian scale in mind. The retail shops on the
north side of the Austria Haus create a commcrcial connection along East Meadow Drive,
between Slifer Square and the Village Center retail shops. The commercial connection
has been missing along this portion of East Meadow Drive and staff believes that the
Austria Haus will enhance the character of the Village.
The exterior building materials of thc Austria Haus are a mixture of stone, stucco and
wood. The roof material is proposed to be a reddish, tile-type roof similar to the material
used on the Sonuenalp Bavaria Haus. The applicant has proposed to incorporate inigated
flower boxes into the design of the structure. The use of divided light windows all around
the building creates a European-feel and reduces the appearance oftoo much glass. Staff
believes that the combination of building materials has been well incorporated into the
design of the Austria Haus. The applicant has proposed that th9 extqi-or strcco color be
un oTf-*frit. to yellowishr/cre"* .olot to blend in with the exteriors of the Mountain Haus
and the Village Center buildings'
The development standardg for the rmderlying zone district indicate that the maximum
height for buildings with sloping roofs s6att U1 +t feet. The applicaut is requesting that
the-maximum building treight for the Austria Haus be approximately 48 feet. The
upp.o*i*ut" 48-foot b"uilding height is based on existing (1997) topography of the Austia
iaus p.operty, and not the oiigi*t topography of the site (pre-1963)' Original
topogaphy of the site is not av=ailabl", rinc" o" Austia Haus was constnrcted in vail
prior to zoning (and prior to the requirement that a topographic surv:y be submitted prior
io O..raop*riq. Staff believes, based upon the tocation of ttte existing retaining walls
and the condition of the sfreambank, thai the site was "cut" when the Austria Haus was
built. While it is difficult to know exactly how much of thc site was "cut", staffwould
consenratively estimate that approximateiy 2 - 3 fcet of soil was removed. Given this
conservative consideration, staiT would cstimate thc .ral building height proposed for
the Austria Haus would be 50 - 5l feet. Accordiug to the Vail Village Master Plan
conceptual Building Height Plan, the Austria Haus should be 3-4 stories in height' with a
building story being approximately nine fcct, excluding the roof. The plan firther
indicaG th.i on. aaAitionat floor of residential/lodging may also be accommodated on the
Ausffia Haus site.
uses, activity and density which provide a compatible, efficient end workable
relationship with surrounding uses and activity.
The Austria Haui is located immediately adjacent to the Vail Village Commercial Core'
The Austria Haus is bound on tlre east Uy Siiter Squarc and the Mountain Haus, on the
west by thc Village Center residentiaVcommercial buildings and on th9 south by Gore
Creek, the Covered Bridge Building, Gasthof Gramshammer andthe Creekside Building'
Each of these buildings are a mixed-use dcvcloprnent incorporating commercial/retail
space with residential and./or accomrnodation units.
The applicant is proposing a mixcd-use dcvelopment that is in compliance witb the uses
allowed in the underlying zone district. The underlying zoning of Public Accommodation
encograges the development of lodges (accommodation units) and accessory eating,
drinking and retail establishments ai a density of twenty-five dwelling units per acre' The
applicant is proposing to redevelop thc Ausnia Haus at a density of 56 dwelling units per
acre, with SSti sq. ft of commerciaUretail spacc on the main level of the building.
Included in the dcnsity figurc are cightecn mcrnber-owned club units (fractional fee),
twenty-five hotel rooms (accommodation units) and one on-site manager's residence
(Type III, Employee Housing Unit).
The applicant's proposal differs greatly from the existing use ofthe propelty. Currently,
the Auitria Haus includes thirty-iix accommodation units. and one dwelling unit, equaling-
nineteen dwelling units, or 34 dwelling units per acre, a restaurant and a limited amount of
commerciaVretail space on the east end of the building. Parking at the Austia Haus is
acconmdated by a twenty-five space surface parking lot. Of the twe'nty-five spaces,
fifteen are consid-ered legal, non-conforming parking spaces' The other ten spaces are off-
site and are not considerid legal parking spaces for zoning purposes. An informal
loading/delivery/trash area exists on the west end of the building'
Employee Houslng Requirements
As indicated in a number of the goals and objectives of the Town's Master Plans,
providing affordable housing foiemployees is a critical issue which should be addressed
ityough lhe planning p-..J, fo,' Spiciat Development District proposals, In reviewing
the Austria Haus proposal fo, empioyee housingneeds, staffrelied on the To*n of vail
Employee Housing RqPort.
Staff Recommended Range Calculetions:
The staff believes that the Austria Haus redevelop' .l will create a need for additional
employees. of the 40 additional employees, at least 12 employees (307o) will need to be
provided deed-restricted housing by the developers of the Austria Haus' The staff
recommended range is based on:
l. the type of retail and offrce usc proposed in the commercial spaces within
the Austria Haus:
2. the size of the Austria Haus lodging component; and
3. ihe high-level of services and amenities proposed by the developers for the
guests of the Austria Haus.
a) Retaivscrvice commercial = 4,802 sq. ft. @(6.5/1000 sq. ft.)=31.2 employees
(middle of range)
b) Office: real estate = 780 sq. ft. @(7.5/1000 sq' ft') = 5'g employees
(middle of range)
c) Lodging* = 25 units @(l'2Slroom) =31'2 employees
(top ofrange)
d) Multi-Family (club units)
(range does not vary)
= l8 units @(0.a/uniO = 7.2 employees
Total =75.5 ernployees
(-36 existing employees) =40 employees
(X 0.30 multiplier)=12 new employees
*Lodging has a particularly large variation ofemployees per roorn' depending upon
factors such as size offacility and lcvel ofservice/support services and amenities provided.
c.
Depending upon the size of the employee housing unit provided,it is possible to
have up to two employees per bedroom. For example, a two-bedroom unit in the
size range of +SO - S00 squarc feel is possible of accommodating three to four
employees. These figures are consistent with the requirements for the Type III
".ploy"e
housing units outlined in the Mrmicipal Code'
Overall, staffbelieves that the density and uses proposed by the applicant for the Austria
Haus do not conflict with the
"ompatibility,
efficiency or workability of the sunounding
uses and/or activities. In fact, stafrfeels that thc proposed Austia Haus redevelopment
will enhance the cxisting uses and activities in the Village'
compliance with parking and loading requirements as outlined in chapter 18.52. of
the Town of Vail MuniciPal Code.
Parking and loading requirements for development are established in Chapter l8'52 of the
Municipal Code. The parking and loading requirements are based on the square footage
of the uses proposed within a building. Bised on the square footage ofthe uses proposed
by the applicanl 75.73 parking spaces and one loading/delivery berth are r^equired *-.t1t"
ftre tvtunicipal Code allows "grandfathering" of the existing legal non-conforming parking
spaces, Cunently, fifteen legal, non-conforming parking spaces exist,on tle propeny.
Therefore, the parking requirement for the proposed Austria Haus redevelopment is
60.73 new parking spaces. The appticant is proposing an underground pa*ing stucture
designed to u."orn-Ldate 63 parking spaces, an cmployee lounge, mechanical space, and
an enclosed tash facility.
The applicant is proposing one loading/delivery berth in the front enfiry drop-offarea'
located on the north side of the building, adjacent to East Meadow Drive. Much of the
drop-off area is within Town of Vail right-of-way. Staffrecognizes that this area is
conveniently located near the enffances to the front desk and the commerciaVretail shops,
however, we feel that the use of the drop-off area may. be compromised by the loading and
delivery of goods. In staff s opinion, the front entry drop-off area should be used by the
guests of thi Austria Haus. Staff believes that trying to accommodate loading and
delivery in this area will result in conflicts bctween guests' vehicles accessing the parkiog
st'uchffe, and delivery trucks. Staff would rccommend that the applicant revisit the
alternative ofproviding the loading and dclivery facility in the underground parking
structure. Staff understands this is not the desire of the owners of the Village Center
Condominiums, yet we believe the impact can be mitigated with appropriate screening.
Conformity with the epplicable elements of the Veil Comprehensive Plan, Town
policies and Urban Design Plan.
D.
l0
Vail Land Use Plan
The goals contained in the Vail Land Use Plan are to be used as the Town's policy
guidlines during the review prccess of establishing a new Special.Developnent District'
Statrhas reviewed the Vail Land Use Plan and believes the following policies are relevant
to the review of this ProPosal:
1. General Growth/Development
I .l vail should continue to grow in a controlled envitonment, maintaining a '
balance between residential, commercial and recreational uses to serve both
the visitor and the permanent resident.
1.2 The quality of the environment including air, water, and other natural
resources should be protected as the Town grows'
1.3 The quality of development should be maintained and upgrade whenever
possible.
1.4 The original theme of the old Village Core should be carried into new
development in the Village Core through continued implementation of the
Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill).
I.l3 Vail recognizes its sfieam tract as being a desirable land feature as well as
its potcntial for public use.
L Commercial
3.1 The hotel bed base should be preselve{ and used more efficiently.
3.2 The Village and Lionshead are the best location for hotels to serve the
future needs of thc destination skier.
3.4 Commercial growth should be concentrated in existing commercial areas
to accommodate both local and visitor needs.
4, Village Coreilionshead
4.1 Future commercial developrnent should continue to occur primarily in
existing commercial areas. Futwe commercial development in the core
areas nceds to be carefully controlled to facilitatc access and delivery,
ll
4.2 Increased density in the core areas is acceptable so long as the existing
character of e".h rru is preserved througt the implernentation of the
Urban Design Guide Plan and the Vail Village Master Plan'
A Residential
5.lQualitytimeshareunitsshouldbeaccomrnodatedtohelpkeepoccupancy
rates uP.
Staff believes the proposed establishrnent of the new special Development Distict (#35)
is in concert with ihe goals and policies of the Vail Land Use Plan as outlined abovc'
Vail Village Master Plan
The Vail Village Master Plan is intended to serve as a guide to the staff, rwiew boards
and Town council in analyzing future proposals for development in Vail village and in
Gjslatlng effective ordinuo.", to deal with the such development. The staff has identified
thi fo11otii"g goals, objectives and policies as being relevant to this proposal:
Goal #l Encourage high quality redevelopment while preserving the unique
architect-ural icafe of the Village in order to sustaln its sense of
communitY and identitY.
l.l obiective: lmplement a consistent Development Review Process to
reinforce the character of the Village.
l.l.l Policy: Development and improvement projects approved in
the Vitlage shall be consistent with the goals'
objectivcs, policies and design considerations as
outlincd in the Vail Village Master Plan and Urban
Dcsign Guide Plan.
1.2 Objective: Encourage thc upgrading and redevelopment of residential
and commercial facilities.
1.2.1 Policy: Additional development may be allowed as identified
by the action plan as is consistent with the Vail
Village Master Plau and Urban Desip Guide Plan'
1.3 objective: Enhance new development and redevelopment through
public improvements done by private developers working in
cooPeration with the Town'
l2
o
1.3.1 Policy: Public improvernents shall be developed with ther--..-
participation of the private sector working with thc
. Town.
Goal #2 To foster a strong tourist industry and promote year-round economic
heetth end vhniiw for the village end for the community as a whole.
Reoognize the variety ofland uses found in the l0 sub-areas
throulhout the Vitlage and allow for development that is
cornpatible with thesc established land"use patterns
Increase the number of residential units available for short-
term, ovemi ght accommodations'
2.3.1 Polic$ The development of short-term accommodation
units is strongly encouraged' Residential units that
arc developed above existing density levels are
required to be designed or managed in a manner that
makes them available for short-term overnight
rental.
2.4 Objective: Encourage the development of a variety of new comrnercial
activity where compatible with existing land uses'
Encourage the continued upgrading, renovation and
maintenance of existing lodging and commercial facilities to
better serve the needs ofour guests'
2.5.1 Policy: Recrcation amenities, common areas, meeting
facilities and other amenities shall be preserved and
enhanccd as a part ofany redevelopment oflodging
proPerties.
Encourage the developmcnt ofaffordable housing units
through the cfforts ofthe private sector'
2.1 Objective:
2.3 Obiective:
2.5 Objective:
2.6 Objective:
2'6.1 Policy: Employce housing units may be required as part of
any new or redeveloped project requesting density
over that allowed by existing zoning'
Goal #3 To recognize as I top priority the enhancement of the walking
experience throughout the Village'
l3
3.1 Objective: Physically improve the existing pedestrian ways by
landscaping and other improvements'
3'l.l Policy: Private development projects shall incorporate
steetscape improvements (such as paver teatnents'
landscaping, lighting and seating areas)' along
adjacent Pedestrian waYs'
3.1'3 Policy: Flowers, trees, water featrnes an! otler landscaping
shall be encouraged tbroughout the Town il
locations adjacent to, or visible from, public areas'
3.2 Objective: Minirnize the amount of vehicular traffic in the Village to
the greatest extent Possible.
3.2.lPolicy:Vehicularhr..willbeeliminatedorreducedto
absolutely mioimal necessary levels in the
pedestsianized areas of the Village'
3.4objective: Developadditionalsidewalks,pedestrian-onlywalkways
and accessible green space areas, including pocket parks
and sfream access.
3'4.2Policy:Privatedevelopmentprojectsshallberequiredto
incorporatc new sidewalks along streets adjacent to
the pioject as designated in the Vail Village Master
Plan and/or Recreation Trails Master Plan'
Goal fl4 To preserve existing open space areas and expend green space
oPPortunities.
4robjective: Hru:#:;i::ffi1*il:fr:il:t*ffi3:il"%'ffi:1"
roles of each type of open space in forming the overall
fabric ofthe Village.
4.1.4Policy:openspaceimprovements,includingtheadditionof-
accessible greefl space as described or graphically
shown in the Vail Village Master Plan and/or Urban
Design Guide Plan, will be required in conjr:nction
with private infill or redevelopment projects'
l4
Goal #5
Goal #6
Increese and improve the capacity, efiiciency and aesthetics of the
transportation and circulation system throughout the Village.
5.1 Objective: Meet parking demands with public and private palktng
facilities.
5.l.lPolicy:Fornewdevelopmentthatislocatedoutsideofthe
Comrnercial Core \ Z'ane District, on-site parking
shall be provided (rather than paying into the
parking fund) to meet any additional parking
demand as required by the Zoning Code'
5.L5 Policy: Redevelopment projects shall be stongly
encouraged to provide underground or visually
concealed Parking'
To insure the continued improvement of the vital operational elements
of the Village.
6.1Objective:Provide service and delivery facilities for existing and new
development,
Vail Village Master Plan and Building Height Plan
Generally speaklng, it is the goal of the Building Height Plan to maintain the concentration
of low-scale buiidings in the Core area, while positioning larger buildings along the
northem periphery. According to the Conceptual Building Height Plan contained within
the Vail Village Master Plan, the Austria Haus is located within an area proposed to have
building heights of a maximum range of three to four stories. A building story is defined
ag 9'ofheight, not including the roof.
Vail Village Master Plan Action Plat
According to the Action Plan, the Austria Haus property is an area intended for
residential/lodging infitl along the south sidc of the propcrty and commercial infill along
the north side of the property.
According to the Vail Village Master Plan, the Austria Haus property is located within
mixed-use sub-area #l-8, Sonnenalp (Austia Haus/Slifer Square:
"commercial infill along East Meadow Drive to provide a sfionger edge to steet
and commercial activity generators to reinforce the pedestrian loop throughout the
Village. Focus of infill is to provide improvements to pedestian circulation with
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separated walkway including buffer, along East MeadowDrivc. Aocommodating
dsite parking and maintaining the bus route along East Meadow Drive are two
significant con-straints that must be addressed. one additional floor of
residentiaVlodgingmayalsobeapcommodatedonthissite'Specificemrh-a1s-
should be pi"!o Io tnl fono*ing Vail Village Master Plan objectives; 2,3,,2-4,
2.6, 3.1, 3.2, 3.3, 3.4, 4.1, 5. l, 6. 1."
Vail Village Design Considerations
The Town of vail adopted the vail village Design considerations in 1980' The Design
Considerations were rwised in 1993. The Design Considerations are considered an
integral part of the Vail Village Urban Design Plan. The Design Considerations are
intended to:
' guide growth and change in ways that will enhance and preserve the essential
qualities of the Village; and
> serve as design guidelines instead of rigid rules of developmenl and
' helP influence the form and design ofbuildings'
The Vail Village Desigr Considerations are divided into two categories (urban desip
considerations and architectural/landscape considerations):
I. URBAN DESIGN CONSIDERATIONS
These considerations relate to general, large-scale land use planning iszues, as well as form
considerations which affect more than one property or even whole areas' These considerations
are primarily the purview of the Planning and Environmental commission.
A. PEDESTRIANIZATION
A major objective for Vail Village is to encourage pedestrian circulation tbrough an
interconnected network of safe, pleasant pedestrian ways. Many of the improvements
rccognized in the Urban Design buide Plans, and accompanying Design Considerations,
are ti reinforce and expand the quality of pedestrian walkways throughout the Village.
Since vehicular !.affic cannot be removed from certain streets (bus routes, delivery
access), a totally care-free pedestrian systcm is not achievable throughout the entire
Village. Thereiore, scverai levels of pcdesrianization have been identified' The level of
pede;tianization most appropriatc for thc proposed Austria Haus rcdevelopmeat is the
joint vehicle/pedestrian use of the roadway.
l6
. StaffResponse:
The staffhas concluded that the improvements recommended for East Meadow Drive in
the 1991 Town of Vail Streetscape Master Plan should be implemented. This includes a
reduction in sfieet width from 3d feet to 26 feet (14 foot bus lane and 12 foot attachcd,
paver pedestrian walk). The applicant is proposing to replace the try"1Tl reconstruct it
io the hesired width. The applicant is NOh proposing to construct the l2-foot wide
pedestrian walk out of Pavers.
The applicant is also proposing to constnrct a.15 - 20 foot wide' heated pedestrian .
*dkray immediately aAiu.e1it" the north side of the building. Staff believes that these
improvements reinforce and significantly improve the pedestian walkwafl tbroughout the
Viilage by providing plaoes foi people to walk without forcing them into the bus lane.
The creative use ofconcrete nnit pane.s emphasizes the pedestian character and offers a
clear and attractive pedestrian route. The retail space on the main level of the Austria
Haus closes the commercial loop from Slifer Squarc to Village Center. Staffwould
recommend that the l2-foot pedestrian walk be constructed of pavers (and not asphalt)' as
suggested in the Streetscape Mastcr Plan'
B. VEHICLE PENETRATION
To maxirnize to the extent possible, all non-resident t'affic should be routed along the
Frontage Road to Vail Villageilionshead Parking Stmctures.
In conjunction with pedestrianization objectives, major emphasis is focused upon reducing
auto penetation into the center of the Village. Vail Road and Vail Valley Drive will
continue to serve as major routes for service and resident access to the Village.
Road constrictions, taffic circles, signage. and other measures are indicated in the Guide
Plans to visually and physicalty discourage all but essential vehicle penetation upon the
Frontage Road. Altemative access points and privateparking relocation, where feasible,
should be considered to further reduce traffic conflicts in the Village.
' StaffResponse:
The redevelopment of the Austria Haus will increase vehicular traffic on Village Center
Road. According to the Environmental Impact Assessment-Ausda Haus Redevelopment,
prepared by Design Workshop, lnc.:
'A slight increase automobile traffic is expected because of the projected increase
in the number of visitors generated annually by the project. What is not known,
however, is how many of these additional guests will arrive by oar; it is likely the
largest number of guests will continue to arrive in the winter and that most will
anive by van from the airport. Van deliveries will increase somewhat. Those
guests tirat arrive in their own car are likely to leave the car in the garage after they
t7
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arrive, as the center village location of the project eliminates the need for a car' If
there is a potential for coigestion anywhere, it is most likely to be in the small
drop-offparking area in fr6nt of the Luilding, where check-ins, deliveries and lost
drivers rnay converge. To some extent' this can be mitigated by improved
roadrvay directionaisigns, speedy guest valet service' careful managemcnt of
deliveries and incentives to encourage guests to leave their cars at home"'
Along with the increase in automobile traffic, there will be an increase in delivery vehicle
traffrc due io an increase in the commercial square footage on the property' The
dpiil; anticipate that deliveries to the retail shops will likely anive via UPS or similar
types of couriers. Deliveries are to be accommodaied in the drop-offarea in the front of
the building.
Staff agfees with Design Workshop's assessment of the potential traffic irnpacts' While
there will likely be an incr"are in traffic on Village Center Road, there will not be an
increase in traffrc on the pedestrian portion of East Meadow Drive. The taffic control
gate located at the intersection of Viilage CenterRoad and East Meadow Drive will
iontinue to prohibit all vehicle raffic eicept Town of Vail buses' Stafffeels the applicant
has addressed trafftc issues to the extent possible'
C. STREETSCAPE FRAMEWORK
To improve thc quality of the walking experience and give continuity to the pedestrian
ways, as a continuous system, two general types of improvements adjacent to the
walkways are considered:
l. Open space and landscaping, berms, grass, flowers and hee planting as a
soft, colorful framework linkagc along pedestrian routes; and plazas and
park greenspaccs as open nodes and focal points along those routes'
. 2.. Infill commercial storefronts, expansion of existing buildings, or new infill
. development to crcate ncw commercial activity generators to gi.ve streetlife
and visual intcrest, as attractions at key locations along pedestrian routes.
It is not intended to enclose all Village steets with buildings as in the core areas' Nor is it
desirable to leave pedestrian strcets in thc open in sgmewhat undefined condition evident
in many other areas of Vail. Rathcr, it is desired to have a variety of open and enclosed
spacesjboth built and landscaped, which creatc a strong framework for pedestrian walks'
as well as visual interest and activity.
Staff Response:
l8
o
The Austria Haus redevelopment improves the streetscape framework through the
creation of new commercial activity and increases visual interest along East Meadow
Drive. As statod previously, staff believes the proposed redevelopmertt with 5'582 square
feet of commercial area closes the critical commercial loop in the village and provides
new steet life where very little currently exists.
D. STREET ENCLOSI.JRE
While building facade heights should not be uniform from building to building, they should
provide a "comfortable" enclosure for the street'
pedestrian streets are outdoor rooms, whose walls are formed by the buildings. The shape
and feel of these'tooms" are created by the variety of heights and massiug (3dimensional
variations), which give much of the visual interest and pedestrian scale.unique to Vail'
Very general rules, about the perception of exterior spaces have been developed by
designers, based on the characteristics of human vision, They suggest that
,,an external enclosure is most comfortable when its walls are approxirnately l/2 as
high as the width of the space enclosed; if the ratio falls to l/4 or less, the space
seems unenclosed; and iflne neiglt is greater than the width it comes to resemble a
canyon".
In actual application, facades are seldom uniform in height on both sides ofthe street nor
is this desired. Thus, some latitude is appropriate in the application of this l/2 to I ratio.
Using the average facade height on both sides will generally still be a guide to the
comfortableness of the enclosure being created.
In some instances, the "canyon" effect is acceptable and even desirable. For eftImple, as a
short connecting linkage between larger spaces, to grve variety to the walking experience.
For sun/shade reasons it is often advantageous to orient any longer segments in a
north,/south direction. Long canyon streets in an easUwest direction should generally be
.discowaged.
When exceptions to the general height criteria occur, special consideration should be given
to create a welldefined gfound floor pedestrian ernphasis to overcome the "canyon-'
effect.
Canopies, awnings, arcades and building extensions can all create a pedestrian focus and
divert attentiou from the upper building heights and "canyot'' effect'
l9
. Sldf3eruoq$i
East Meadow Drive, and the pedestrian walkway adjacent to the Austria Haus, averages
approximately 43 feet h widfh. The Austria Haus (eaveline) adjacent to East Meadow
Itlre and the pedesrian walkway is approximately 29 feet in height Given that East
Meadow Orivi is enclosed only on one side, and the arcade and landscaping creates an
cmphasis on the ground level of the building, staff believes the proposed Austria Haus
creates a,.comfortable" enclosure ofthe street and does not create a "canyon" effect.
E. STREETEDGE
Buildings in the Villagc core should forrr a stong but inegular edge to the street.
Unlike many American towns, there are no standard setback requirerrents for buildings in
Vail Villagi. Consistent with the desire for intimate nedesbian scale, placement of
portions oia building at or neaf, the property line i, .owed and encouaged to give sFong
definition to the pedestrian streets.
This is not to imply contingous building frontage along the property line. A strong str'eet
edge is important for continuity, but perfectly aligned facades over too long a distance
tends O be monotonous. Withonly a few exceptions in the Village, slightly irregular
facade lines, buildingjogs, and landscaped areas, give the life to the street and visual
interest for pedestrian travel.
Where buildingq jog to create activity pockets, other elements can be used to continue the
steet edge: towltanter walls, tree planting, raised sidewalks, texture changes in ground
surfacc, arcades, raised decks.
Plazas, patios, and green areas are important focal points for gathering, resting, orienting
and should be distributed throughout the Village with due consideration to spacing, sun
acccss, opportunities for views and pedestrian activity.
. Staff Response:
The original Austia Haus design lacked the irregular sfieet edge of other properties in
Vail Village. The applicant, at the request of the staff and PEC, has atiempted to
introduce a more irregular street edge through the horizontal stepping of the building on
the east and west ends. The cast end of the building has been stepped back from the
property line and the northeast corner has been cutback, opening this end ofbuilding up to
Slifer Square. Tbe west-end of the building was stepped towards the street. While it was
the PEC;s desire to see more stepping in thc building, staffbelieves and recognizes the
constraints in doing so. Staffbelicves the irregular configuration of the landscape planters
in front ofthe building helps to lessen the rather long, linear and uninterrupted steet edge
along the center portion of the Ausria Haus.
20
F. BIIILDING HEIGHT
Vail Village is peroeived as a mix of two and tbree story facades, although there are also
four and fiie story buildings. The rnix of building heights gives variety to the street, which
is desirable. The height criteria are intended to encourage height in massing variety and to
discourage uniform building heights along the street.
. StaffResponse:
The Austria Haus roof steps down on both ends of the building, reducing the creation of a
,.canyon,, along the west p'roperty line and resulting in a building that isless obtrusive (on
Slifer Square) on the east end. The applicant has submitted a scale model of the uew
stucture in its Village Core context and this model will be available for use by the PEC
during the hearings.
G. VIEWS AND FOCAL POINTS
Vail's mountain/valley setting is a fundamental part of its identity. Views of the
mountains, ski slopes, creeks and other nahual features are reminders to our visitors of the
mountain environment and, by repeated visibility, are orientation reference points. Certain
building features also provide important orientation references and visual focal points.
The most significant view corridors in the Village have been adopted as part of Chapter
t A.Z: of the Vail Municipal Code. The view corridon adopted should not be considered
exhausted. When evaluating a development proposal, priority should be given to an
analysis of the impacted projcct on public views. Views that should be preserved originate
from either major pedestrian axeas or public spaces, and include views of the ski mountain,
the Gore Range, the Clock Tower, the Rucksack Tower and other important man-made
and natwal elements that contribute to the sense of place associated with Vail. These
vicws, which have been adopted by ordinance, were chosen due to their significance, not
only from an aesthetic standpoint, but also as orientation reference points for pedestrians.
Development in Vail Village shall not encroach into any adopted view corridor, unless
app-lid under Chapter 18.73. Adopted corridors are listed in Chapter 18.73 of the Vail
Municipat code. whether affecting adopted view corridors or not, the impact of
ptopos"d development on views from public ways and public spaces must be identified
and considered where appropriatc.
. StaffResponse:
Although not directly impacting one of thc five adopted view corridors, as listed in
Chapter I 8,73 of the Vail Municipal Code, the height of the building will have impacts
from the Vail Transportation Centcr (transit terminal) and will also impact views from the
west and central stairs. Public views of the Village (roofline of structures) will be blocked
from these areas, however, views of Vail Mountain will remain. Overall, staff feels that
2l
the benefits of prwiding a comfortable enclosure to the street, and completing the
fedesnian and retail connection from Crossroads to the Coveled Bridge is positive' Staff
feels that the completion of this pedestrian conaection is in compliance with Goal #3 of the
Vail Village Master Plan:
"To recognize as a top priority thoenhancement of the walking experience
throughout the Village."
H. SERVICE ANDDELIVERY
Auy building expansion should preserrre the functions of existing service alleys; The few
,"rui." alleys tfi exist in the Village are extremely importad to minimizing vehicle
congestiontn pedestrian ways. Th-e use of, and vehicular access to, those alleys should
not be eliminated except where functional altematives are not provided'
In all new and remodeled construction, delivery which avoids or reduces impacts on
pedestrian ways should be explored: and adopted whenever practical, for immediate or
future use. Rear access, basement and below ground delivery corridors reduce
co;rgestion. Weather protection increases delivery efficiency substantially.
Below grade delivery corridors are found in a few buildings in Vail village
(Sitanik/Gore Creik Plaza, Village Center, Vail Village Inn)' Consideration should be
given to extending these corridors, where feasible, and the creation of new ones. As
buildings are constucted or rernodeled, thc opportunity may exist to develop segments of
a futwe system.
. Slaff.Bpsponss.
Through the course of the review of the Ausfia Haus redevelopmart proposal, several
loadiug and delivery options were explored.
The applicant had originally proposed to provide one ioading and delivery berth in the
underground parkingitructure. However, concerns were expressed by the Village Center
Condominium owrers that they would be negatively impacted by the noise generated from
the dclivery vehicles, since the access to the underground location was immediately
adjacent to their units.
The applicant had also explored the possibility ofgaining underground access to their
stuctrue through the Villige Ccnter garage. It was determined that delivery vehicles
could not enter tbrough Village Center due to height limitations in the garage'
As mentioned previously, the applicant is proposing to provide for loading/delivery in the
front entry drop-offarea. The aiplicant anticipates that deliveries to the retaiVcommercial
1','
shops will arrive via UPS or similar types of courier. Staff continues to believe that this
location may negatively impact the pedesfian use of this area of East Meadow Drive and
zuggests the applicant iontinue to explore placing the loading and delivery berth in the
urderground structure, as originally contemplated'
I. STIN / SHADE
Due to Vail's alpine climate, sun is an impctant comfort factor, especially in winaer' fall
and spriug. Shade areas have ambient tempcrafi[es substantially below those of adjacent
aireci suntight areas. On all but the warmest of summer days, shade can easily lower
temperatu; bebw comfortable levels and thereby, negatively impact use of those areas,
All new or expanded buildings should not substantially increase the spring and fall shadow
line (March 2i - September i3) on adjacent properties or the public right-of-way'
In all building construction, shade shall be consideiEd in massing and overall height
consideration. Notwithstanding, sur/shade considerations are not intended to restict
building height allowances, but-rather to influencethe massing of buildings. Limited
height exceptions may be granted to me€t this criteria'
. StaffResponse:
Although the proposed height of the building will diminish the amount of sun, and likewise
increasi shading, along East Meadow Drive (north side of the project), the provision of
heated public *iff.*uy, effectively mitigates this consideration, thus providing ice-free and
snow-free sidewalks. Additionally, the "opening up" of Slifer Square will insure adequate
light, air and open space to a public gathering space. Overall, staffbelieves the applicant's
proposal compl ies with the abovedescribcd consi derations.
2. ARCHITECTURE/LANDSCAPECONSIDER,ATIONS
ROOFS
Where visible. roofs are often one of the most dominant architectural elemenis in any built
cnvironme,ut. In the Village, roof form, color and tcxturc arc visibly dominant, and generally
consistent, which tends to unifu tbe building divcrsity to a great dcgrec.
The current expression, and objective, for roofs in the Village is to form a consistently uniSring
backdrop for the architecture and pedestrian streetscape, and to avoid roofs which tendto stand
out individually or distract visually from the overall character.
23
o
Roof Forms
Roofs within the Village are typically gable in form and of moderate-toJow pitch' Shed roofs-are
f..q**fy used for rtn4t uAaiti*s to larger buildings. Free-standing shed roofs, butterfly roofs
ujnut t*fr, can be found in the Village, but they are generally considered to be out of character
and inappropriate. Hip roofs likewise, are rare and generally inconsisteut with the character of the
Core Area. Towen are exceptions, in both fonn and pitch, to the general criteria, but do have an
established local vemacular-style which should be respected'
Staff Resnonse
The roof form of the Austria Huu* t." U""n revised several times from what was originally
proposed. The original roof design of the Austia Haus had a significant amount of flat
i*i*"u. The majority of flat roof has now been replaced with a sloprng roof leading to a
more traditional riiges. The ends of the ridges have been "clipped", resulting in a hip roof
form. while a nip roor is generally cousidered inconsistcnt with the character of the
Village, the applicant beli&es this roof form helps to reduce the mass of the building'
Staffrecognizes that the sloping roofform increases the perceived height ofthe building'
especially on the east and west ends. Staffbelieves it is critical that the roof materials on
each of tle three building forms be compatible with one another. Staffwil raise this issue
with the Design Review Board.
Pitch
Roof slopes in the Village typically range from 3ll2 to 6/12. with slightly steeper pitches in
lirnitcd applications. Again, for visual consistency this general 3/12-6/12 range should be
presewed.
. Slaff3esponsc
.The pitch of the proposed Austria Haus roof is 4ll2 and is in compliance with this
guideline.
Overhangs
Generous roof overtangs are also an established architectural feature in tbe Village - a taditional
cxpression of shelter in alpine environments. Roof overhangs typically range frorn 3 to 6 feet on
aliedges. Specifrc design consideration should be givcn to protection ofpedestrian ways adjacent
to boildings. Snow slides and runoffhazards can be reduced by roof orientation, gutters, arcades,
etc.
24
t
Overhang details are treated with varying degrees of omamentation. Sfuctural elements such as
rmf beais are expressed beneath the overhangs, simply or decoratively carved. The roof fascia
is thick and wide, giving a substantial edge to the roof.
. Staff Response
Staffsuggests that the applicant increase the roof overhangs on the building. Currently'
the overhangs vary from two feet to three feet. Staffwould like to see all the roof
overhangs at least three fea. Again, staff will review this consideration with the
Design Review Board.
Compositions
The inticate roofscape of the Village as a whole is the result of many individual simple roof
configurations. For any single building a varied, but simple composition of roof planes is
prefened to either a single oi a complex arrangement of many roofs. As individual roofs become
more complex, the roof attracts visual attention away from the streetscape and the total roofscape
tends toward "busyness" rather than a backdrop composition'
' StaffResponse
The roof form on the Austria Haus would be considered a grouping of a sirnple
composition of roof planes. Staffbelieves the roof composition proposed by the applicant
is consistent with the intent ofthis architectural consideration.
Stepped Roofs
As buildings are stepped to reflect existing grade changes, resulting roof steps should be made
where the height change will be visually sigrrificant. Variations which are too subtle appear !o be
more stylistic than functional, and out of character with the more sfiaight-forward roof design
typical in thc Village.
. StaffResponse
The Austria Haus site is relatively flat (by Vail standards). While the building does not
need to step to follow the topography, vertical and horizontal steps have been
incorporated into the roofdesign. The vertical and horizontal steps provide a reduction in
the overall mass of the building and add to the architectural and visual interest of the
building.
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Materials
Wood shakes, wood shingles,, and built-up tar and gravel are almost elclusively used as roof
materials in the Village. For visual consistency, an! other materials should have the appearance of
the above.
. Staff Response
Most recently, wood shakes and wood shingles are being disc"y.agt' for use as a roofing
material due to fue safety conce,lns. At theiecommendation of the Town of Vail Firc
Deparbnent, the staffhai been encouraging developers tou_se gravel, asphalt, tile, melal
and other more fire-resistant roofing materials on new buildings'
The applicant is proposing to use reddish tiles on the roof of the Austria Haus' The tiles
will be similar in upp"rrui.. to those used on the Sonnenalp Bavaria Haus' The staff
believes this is an appropriate roof material to use (' 'is ploject'
Construction
common roof problems and desigp considerations in this climate include:
- snowslides onto pedestrian walks
- gutters freezing
- roof dams and water infiltration
- heavy snow loads
Careful attention to these functional details is recommended, as well as familiarity with the local
building code, proven constnrction details, and Town ordinances.
For built-up roofs, pitches of 4ll2 or steeper do not hold gravel well. For shingle roofs, pitches
of 4ll2o. thullo*"i often result in ice dams and backflow leakage under the shingles'
Cold-roof constnrction is strongly prefened, unless warm-roof benefits for a specific application
can be demonstrated. Cold-roofs ire double-roofs which insulate and prevent snow melt from
internal building heat. By retaining snow on the roof, many of the problgms listed can be reduced'
Periodic snow removal will be required and should be anticipated in the design.
Roof gutters tand to ice-in completely and becomc ineffective in the Vail climate, especially in
shaded north-side locations. Hlating the interior circumference with heat-tape elements or other
devices is generally necessary to assure adequate run-offcontrol in colder months'
. StaffResponse:
The applicant is proposing a cold-roof constuction atop the Austria Haus. Through the
review of a building'perrnit, staffwill ensure the roof constuction complies with the
standards prescribed for the Vail climate .
26
FACADES
Materials
Stucco, brich wood (and glass) are the primary building materiats foundin the Village' While not
*irfu"i t" restrict design heeeom, existing conditions show that witlin this small range of
materia-ls much variation and individuality are possible while preserving a basic harmony' Too
many diverse materials weake,n the continuity and repetition which unifies the sfeebcape'
Of the above materibls, stucco is the most consistently used material' Most of the buildings in the
Village exhibit some stucco, and there are virtually no *"ut where stucco is entirely absent'- It is
intenled to preserve the dominance ofstucco by its use in portions, at least' ofall new facades'
and by *rfiog that other materials are not used to the exclusion of stucco in any sub-area within
the Village.
. Strf[Re.spon$e
The exterior materials proposed by the applicant for the three building forms are a
combination of stone, stucco and wood. No one material is proposed to dominate the
exterior of the Austria Haus. Staff believes the applicant has oomplied with this particular
architectural consideration.
Color
There is greater latitude. in the use of color in the Village, but still a discemible consistency within
a general range ofcolors.
For wood surfaces, trim or siding, darker color tones are preferred - browns, greys, blue-greys,
dark olive, slate-gleens, etc. Stucco colors are gcnerally light - white, beige, pale-gold, or other
light pastels. Other light colors could be appropriate, as considered on a case-by-case basis.
Bright colors(red, orange, blues, maroon, etc.) should be avoided for major wall planes, but can
be used effectively (with restraint) for dccorative trim, wall graphics, and other accent elements.
Generally, to avoid both "busyness," and weak visual interest, the variety of major wall colors
should not exceed four, nor be less than two.
A color/material change between the ground floor and upper floors is a common and effective
reinforcement ofthe pedestrian scale ofthe shect,
27
StaffResponse
The applicant has proposed an exterior building color that is compatible with the color of
ttre existing buildings-in thc vicinity of the Austria Haus. staffwould like to point out that
the applicJnt is reqiired to obtain besign Review Board (DRB) approvalpriorto
constmction and that any concems of the PEC on this topic will be brought to the
attention of the DRB.
Transparency
Pedestrian scale is creatcd in many ways, but a major factor is thc openness' attractiveness' and
generally public character ofthe ground floor facade ofadjacent buildings' Transparent store
Forrts are;.people attractors," opuqoa or solid walls are more private, and imply "do not
approach."
On pedcstrianoriented sfieets such as in the Village, grorurd-floor commercial fa'cades are
proportionately more transparent than upper floorJ. tlpper floors are typically more residential,
private and thus lcss open.
As a measure of transparency, the most characteristic and successful ground floor facades range
from55% tol}o/oofthetotallengthofthe commercialfacade' Upperfloorsareoftenthe
converse, 30%-4 5% transparcnt'
Examples oftransparency (lineal feet ofglass to lineal feet offacade) on ground level.
- Covered Bridge Building 58%
- Pepi's Sports 7lo/o
- Gasthof Gramshammcr 48o/o
- Thc Lodge 66o/n
- Golden Peak House 62%
- 'Casino Building 30%
. Gorsuch Building 5l%
Staff Response
The Austria Haus has a ground floor transparcncy of 50% along East Meadow Drive ,
While the percentage falls short of thc recommended minimum of 55Yo, staff believes the
intent of the transparency requirement has bcen met. Stafffeels the arcade, large panes of
glass, and sfeetscape benches will all scrve as "people attractors" giving life and activity
io the ground level ofthe building. Staffbelieves that ifthere is an opportunity for
additional glass (transparency), iiexisS on the west-end of the eastemmost building form'
Staffwoutl suggest, but not require. that the applicant explore the possibility of increasing
the size of the window on the west-end of the easternmost building form.
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Windows
In addition to fle general degree of bansparency' window details are an important source of
pedestrian scale-giving elements. The siie and shape of windows ar9 ofte1 a response to the-
hmction of the ualurent street. For close-up, casual, pedestian viewing windows are typically
sized to human dimensions and characterisiics of human vision. (Large glass-wall store-fronts
rogg"ri *iot"1r.rCI"a viewing as frrom a moving car. The sense of intimate pedestian scale is
aii-ioirU"al. Ground floor di-splay windows are typically raised slightly-I8 inches + and do not
extend much over 8 feet above the walkway levei. Ground floors, which are noticeably above or
below grade, are exceptions,
The articulation of the window itself is still another element in giving pedestian scale (human-
related dimensions). Glass areas are usually subdivided to express iudividual window elements -
and are firther subdivided by mullions into small panes - which is responsible for much of the old-
world charm of the Village. Similarly, windows are most often clustered in banks, juxtaposed
with plain wall surfaces to give a pleasing rhythm. Horizontal repetition of single window
elements, especially over long distances, should be avoided.
Large single paue windows occur in the Village, and provide some contrast, as long as they are
geni.ally-coosistent in form with other windows. Long continuous glass is out of character, Bay,
bow and box windows are cornmon window details, which further variety and massing to facades
- and are encouraged.
Reflective glass, plastic panes, and aluminum or other metal frames are not consistent in the
Village and strouid be avoided. Metal-clad or plastic-clad wood frames, having the appearance of
painted wood have been used successfully and arc acceptable.
. StaffResponse
The Austria Haus proposal is in compliance with the abovedescribed desip
coqsideration. S6lfbelieves the use of dormers withwindows, bay windows and
windows with mullions adds to the architectural charm and visual integrity of the Austria
Haus. Staff recommends that the use of mullions in the windows be a condition of
approval.
Doors
Like windows, doon are important to character and scale-giving architectural elements. They
should also be somewhat hinsparent (on retail commercial facades) and consistent in detailing
with windows and other facade elements.
Doors with glass contribute to overall facadc transparency. Due to the visibility of people and
merchandise inside, windowed doors are somcwhat more effective in drawing people inside to
29
o
retail commercial facades. Although great variations exist, 25-30% + transparency is felt to be a
minimum transparency objective. i;-uut" residences, lodges' restaurants, and otler non-retail
"rtuUtirn*"nts
iraue Aitrerent visibility and characterueeds, and doors should be designed
accordingly. Sidelight windows are also a means of introducing door-transparency as a
complement or substitute for door windows'
Articulated doors have the decorative quallty desircd for Vail. Flush doors, light aluminum
frames, plastic applique elements all are considered inappropriate. As an expression of entrr, pf
sheltered welcome, protected entry-ways *r.o,oo'"g"i' D*t*ays may be recessed' extended'
or covercd.
StaffResponse
staffbelieves the applicant's proposal complies with the abovedescribed cTitefia'
Trim
Prominent wood trim is also a unifuing feature in the Village. Particularly at growd floor levels'
doors and windows have strong, contrasting framing elements, which tie the various elements
together in one composition, Windows and doors are treated as sfrong visual features. Glass-
wall detailing for either is typically avoided.
. StaffResponse:
Staff believes the applicant's proposal complies with the abovedescribed criteria.
DECKS AND PATIOS
Dining decks and patios, when properly designed and sited, bring people to the streets,
oppoirnities to look and be looked at, and generally contribute to the liveliness of a busy street-
making a richer pedestrian experience than if those streets were empty'
A review of successful decks/patios in Vail revcals several cofilmon characteristics:
- direct sunlight from I l:00 - 3:00 increases use by many daydyear and protects from
wind.
- elevated to give views into the pedestrian walk (and not the reverse)'
- physical separation from pedestrian walk.
- overhang gives pedestrian scale/shelter.
Decks and patios should be sited and designed with due consideration to:
- sun
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o
- wind
- views
- pedestrian activitY
. ffif!,spolrsgi
The majority of the decks and patios on the Austria Haus are located on the south side of
the builiing, facing Gore Creet. These decks and patios are for the use of the guests of
the Austria Haus and not the general public.
BALCONIES
Balconies occur on almost all buildings in the Village which have at least a second level facade
wall. As strong repetitive features they:
- give scale to buildings'
- give life to the steet (when used).
- add varietY to building forms.
' - provide shelter to pathways below'
' Sdf3elponse
Again, the majority of the balconies on the Austria Haus are located on the south side of
the building. Seueral french balconies have been incorporated into the design ofthe north
side of the building on the upper floors.
Color
They contast in color (dark) with the building, typically matching the trim colors.
. StaffResryuse
Like the exterior color of the building, the DRB will be reviewing this aspect of the
proposal.
Sizc
They extend far enough from the building to cast a prominent shadow pattem' Balconies in Vail
are irnctional as will as decorative, As such, they should be ofuseable size and located to
encoqrage use. Balconies less than six feet deep are seldom used, nor are those always in shade'
not oriented to views or street life.
. StaffResponse
Staffbelieves this criteria has been met.
31
Mass
They are commonly massive, yet semi-transparent, distinctive from the building, yet allowing the
building to be somewhat visilie behind. Soiid balconies are found occasionally, and tend to be
too dominant obscuring the building architeoture. Light balconies lack the visual impact which
ties the Village together.
. StaffResoonse
The balconies on the Austria Haus are proposed to be semi-ransparent in appearance'
Materials
Wood balconies are by far the most cornmon. Vertical structural mernbers are the most dominant
visually, often decoraiively sculpted. Decorative wrought imn balconies are also consistent
visually where the verticaimembers are closc arough ti c, .; semi-transparency' Pipe rails' and
plastic, canvas or glass panels should be avoided.
' StaffResponse
The material to be used in the consEuction of the balconies on the Austria Haus is wood,
with vertical sh,rctural members. A detail of the railing will be reviewed by the DRB'
ACCENT ELEMENTS
The life, and festive quitity of the Village is given by judicious use of accent elements which give
color, movement and contrast to the Village.
Colorful accent elements consistent with existing character are encouraged, such as:
Awnings and canopies - canva$. bright color or stripes of two colors'
Flags, banneis - hanging fiom'buildings, poles, and even across sbeets for special
Umbrellas -
Annual color flowers -
Accent lighting-
Painted wall graphics -
Fountains -
occaslons.
over tables on outdoor Patios.
in beds or in planters.
buildings, plazas, windows, trees (even Chrisbnas lights all winter)'
coats of arms, symbols, accent compositions, etc.
sculptural, with both winter and surnmer character'
. SlaffBe.$cnrc:
Accent lighting on the building, annual flowers in containers and in the planting beds'
potted rees deiorated with Christrnas lights and irrigated flower boxes are proposed to
't)
provide colorful accent elements on the Austria Haus. An additional accent symbol
iclock, crest, etc.) is proposed for the area above the front antry. The final design has yet
to be determined.
LAhIDSCAPE ELEMENTS
Landscape considerations include, but go beyond, the placement ofappropriate plant materials'
- plant materials
_ paving
- retaining walls
- street furniture (benches, kiosks, hash' etc.)
- lighting
signage
Plant Materials
Opportunities for planting are not extensive in thc Village, which places a premium on the plant
siection and design of G sites that do exist. Framework planting of h'ees and shrubs should
include both deciduous and evergreen species for yearround continuity and interest'
Native plants are somewhat limited in variety, but are clearly best able to withstand the harsh
winter climate, and to tie the Village visually with its mountain settiog.
Trees
N arrow-leaf cottonwood
Balsam poplar
Aspen
Lodgepole pine.
Colorado sprucc
Subalpine fir
Shrubs
Willow
Dogwood
Serviceberry
Alpine currant
Chokecherry
Mugho pine
Potentilla
Buffaloberry
. Staff Response
A landscape plan has been submitted by thc applicant. The landscape plan has been
developed with the assistance of Town staff, since a majority of the landscape
improvements are proposed on Town property, The proposed landscape design takes into
consideration factors such as the location ofthe plantings (sun/shade), maintenance,
climate, etc. Staff believes the landscape design forthe Austria Haus complies with the
abovedescribed criteri a.
33
Paving
The freezelthau, cycle at this altitude virtually eliminates common site-cast coDcrete as a paving
surface (concrete spall). High-sfiength concrete may work in selected conditions. Asphalt" brick
(on concretc or on sand), and concrete block appear to be best suited to the area.
In general, paving reatnents should be coordinated with that of the adjacent public right-oGway.
ttri town uses the following materials for all new consEuction:
- asphalt general use pedesfian sbeets
- brick on concrete: feature areas (plazas, intersections, fountains, etc.)
. StaffResponse
The paving material used in the public areas around the Austria Haus will be the "Vail",
.onrr"t. *it puu"., laid in the "Vail-pattern" (herringbone). These surfaces will be heated
and will inolude the access ramp to the parking structure, the front entry &op-offarea and
the pedestrian walkway along the store fronts. The applicant has worked with the Town
stafi in developing the design of improvemants in the public rightof-way.
Rctaining Walls
Retaining walls, to raise planting areas, often protects the landscape from pedestrians and
snowplows, and should provide seating opportunities:
Two types of material are already well established in the Village and should be utilized for
continuity:
- split-face moss rock veueer - Village Core pedestrian streets (typical)'
- rounded cobble hidden mortar - in open space areas ifabove type not already
e$tabli3hed nearbY.
. Staff Response
No landscape retaining walls are proposed in the constnrction of the Austria Haus. The
new landscape retaining walls proposed in Slifer Square will match the existing walls in
terms of both type of materials, and application.
Lighting
Light standards should be coordinated with those used by the Town in the public right-otway'
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. Staff Response
, As pan.of the streetscape improvements along East Meadow Drive, the applicant will be' installing four new Village light fixtures. The number and locations of the four new lights
was deterrnined through consultation with Town staff'
Signage
Referto Town of Vail Sipage Ordinance
. StaffResponse:
The staffhas requested that the applicant prepaxe a comprehensive sign program for the
Austria Haus. The comprehe,nsive sip program will be reviewed by the DRB.
SERVICE
Trash handling is extremely sensitive in a pedestrian environment. Trash collection is primarily
made in off-peak hours. It is the building owners responsibility to assure that existing trash
storage problems are corrected and future ones avoided.
Trash, especially from food service establishments. must be carefully considered; including the
following:
- quantities generated
- pick-up frequancy/access
- container sizes
- enclosure location/desi gn
- visual odor impacts
Garbage collection boxes or dumpsters must !e readily accessible for collection at all times yet
fully screened from public view - pedestrians, as well as upper level windows in the vicinity.
Materials
Exterior materials for garbage enclosures should be consistent with that of adjacent buildings.
Construction
Durability of the shucture and operability of doors in all weather are prime concems' Metal
frarnes and posts behind the preferred exterior materials should be considered to withstand the
inevitable abuse these structures suffer.
35
F.
Staff Response:
The applicant has proposed to incorporate a trash dumpster into the design ofthe
underground parking structure. Thstash dumpster will be completely enclosed and
""""rJibl"
from inside the parking stucture. without a restaurant, the building is not
expected to generate an unusual amount oftrash' The driveway is designd to
accommodate hash tucks. staffbelieves the applicant's proposal complies the above-
described criteria.
Identification and mitigation ofnatural and/or geologic hazards that affect the
property bn which the special development distrlct is proposed'
There are no natural and/or geologic hazards, including the Gore Creek floodplain, that
effect the Austria Haus ProPenY.
Site plan, building design and locaiion and open space provisions designed to
produce a frrnctional dJvebpment responsive and sensitive to natu6l feetures'
vegetation and overall aesthetic quality of the community'
The applicant has revised the site plan in response to comments received from the Town
Council and staff. Most importanily, the applicant has shifted the building 7' on the site to
further buffer the surrounding properties. The applicant has designed the building to
rcspect the 50' Gore Creck St "u- setback along the s,outh side of the property and to
miintain the required 20'setback along the west property linc'
A circulation system designed for both vehicles and pedestrians addressing on and
off-site traffi c circulation.
The Austria Haus redevelopment will have major positive impacts on both oflsite and on-
site vehicle and pedestrian traffic systcms surrounding the property. Staffbelieves that
pedestrian circulation will be substantially improved as result of the redevelopment,
.i-prou"-*t" include a new l4-foot widc bus lane and a dedicated, l2-foot wide
pedestrian lane along East Meadow Drive, as well as an improved pedestrian streetscape
along the north side ofthe building adjacent to the retail shops. The pedestrian
stneeiscape will be heated, thus providing icc-free and snow-free sidewalks. All new
pedestian improvements propose the use of concretc unit pavers, with lhe exception of
ih. tZ-f*t wide walkwayalong East Meadow Drive, and will connect into the existing
irnprovements to the "."i lstir"i Square), to the west (village center) and to the vail
Transportation Center to the north.
Staffwould recommend that the applicant redesign the pedestrian access tbrough Slifer
Square. The original design indicated improvements to Slifer Square which would
improve pedestrian access to and around the Austria Haus' Staff believes that the
elimination of this access will have negative effects upon the circulation system on and off
the site.
G.
36
o
Vehicular circulation will also be positively effected by the redevelopment' The current
parking situation will be improved by removing the surface parking lot and replacing it
withanundergroundparkingstuctttreandafrontentrydrop-offarea.Accessto.the
parking structure shali be vii a heated ramp located at the west end of the project'
H. Functional and aesthetic landscaping end open space in order to optimize and
preserve naiural features, recreltion, views end functions'
The proposed landscape plan will have important beneficial impacts on the quality of the
public spaCes in the vicinity of the Austria Haus, due to the improvements to East
Meadow Drive, Slifer Square and the Gore Creek sbeambank'
The streetscape improvements recommended in the Town of Vail Streetscape Master Plan
will be pa*iaily innplemented. The partial improveme,nts will enhance the pedestrian
experience along East Meadow Drive through the constuction of a wider and more
atb:active heated walkway adjacent to the retail shops. The implementation of the
streetscape improvementi, however does not include a separate pedestrian walkway from
. bus traffic. The applicant is no longer proposing to delineate the pedestrian areas and bus
lane in East Meadow Drive through the use of different paving surfaces.
The applicant has designed improvanents to the westem portion of Slifer Square' The
improvemants have been devel-oped with the help of Town staff. The applicant's design is
sensitive to the numerous mature trees existing in Slifer Square. OnIy those trees which
impact pedestrian circulation, effect srm exposure to the seating areas, and would
otherwise be damaged due to construction, are being removed. The removal of the trees
will be mitigated by the planting of additional trees elsewhere in Slifer Square.
Staffis concemed with the redesign of the pedestrian area immediately west of the new' bus shelter. The applicant had originally proposed a landscape planter in this area. The
planter and the 24-foot,22-foot,and l8-foot tall spruce trees were to be in the planter to
Lelp frame the northeast corner of the building and to reduce the vastness of the paved
area. The new trees were also intended to mitigate the loss of several other mature tees
existing ou the site. Staffwould recommend that the applicant retum the originally
proposed planter design and plantings to the landscape element of the development plan.
Improvements are propose.d for the Gore Creek sheambank adjacent to the Austia Haus.
The improvernents are intended to enhance the visual appearance of the streambank and
stabilize the soil by reducing the grade ofthe slope and revegetating the bare soils. The
applicant will alsobe implementing an erosion and sedimentation control plau to prevent
run-off from the construction sitc from entering Gore Creek.
I.Phasing plan or subdivision plan that witl malntain a workable' functional and
efficterit ielationship throughout the development of the special development
district.
Phasing of development is not proposed. The applicant is required to submit a
construction phasing uoO ,tuging pian to the Town prior to receiving a building permit'
The plan wif be used to "nr,i"
io efficient and woikable relationship with surrounding
uses during the development of the Austria Haus'
At this time. the applicant is anticipating a minor subdivision to amcnd the location of the
north property tine.- tre applicant is proposing to trade land with the Town in brder to
gain an additional one - rwo feet of land area aiong the prthe.rly ploperty line' In
E*.nung" for this land, the applicant is proposing to tade a triangular piece ofproperty
ad.iacent to Slifer Square to the Town, Any proposal to tt.ade land with the Town must be
reviewed and approved by the Council.
DISCUSSION TSSUES
l. Streetscapelmprovements
The Town of Vail Streetscape Master Plan recomrnends improvements to the
streetscape of East Meadow Drivc adjacent to the Austria Haus. In particular, the
plan suggests the construction of a I 2-foot wide, at-grade, concrete paver
walkway along the south side of East Meadow Drive. The use of concrete pavers
is intenidd to 6eautifo the strect as well as introducc a different paving material to
designate the pedestrian areas. The applicant proposes to construct the l2-foot
wide walkway, however, they propose to use asphalt rather than concrete pavers.
The staffbelieves that pavers should be used for the reasons stated in the
. Streetscape Master Plan.
-The staff would recommendthat the PEC and the applicant discuss this issue' and determine whether the use ofconcrete unit pavers'
Slifer Square lmprovements
The applicant had originally proposed substantial irnprovements to Slifer-Square.
Some of tne original improvemdnts have been eliminated. The applicant has
removed a large landscape planter located immediately west of the relocated bus
shelter. The p--lanter and the plant material has been replaced with a paver surface.
Additionally, a pedcstrian walkway through Slifer Square to the applicant's
building is no longer being proposed. The applicant has suggested that if a new
V.
38
J.
walkway is required, the walkway should be constructed by the Town of Vail as
part of the improvements proposed to Slifer Square.
staffbelieves the applicant should add the landscape planter and thc plant rnaterial
back to tbe plans as originatty proposed. Staff feels the planter and plantings are
critical to the design of the area and necessary to mitigate the loss of some. of the
existing vegetatioi. Staff also believes the pedestrian walkway tlrou'n flifer
SquarJbe insructed by the applicant. Stafffeels the walkway is a vital link in
the pedestriau circulation .yrt"- and that the walkway is necessitated by the
design of the Austria Haus and thc improvernents proposed by the applicant'
ThJbfore, staffwould recommend that the applicant be required tO construct these
improvements.
Staffwould recommend the PEC and the applicant discuss this issue and
determine whether the landscaping and the welkway should be reintroduced.
Pool Deck
The applicant has proposed an outdoor swimming pool as a recreational alenity
for the guests of the Austria Haus. The pool deck is proposed at the southwest
.o-"r of th" building and encroaches l8-1i2 feet into the required, 20-foot rear
yard setback . lccording to the regulations prescribed in the Municipal Code of
the Town of Vail, pool decks may encroach up to 10 feet into the required
setback.
Staff would recommend that the PEC and the applicant discuss this issue and
determine whether an additionel 8-l/2 feet of encroachment is acceptable.
Architecture
Thc architect has redesigned the northeast corner of the building. The redesigp
eliminates floor area on the second floor of the building in " the turret." The
elimination of the floor area on thc sccond floor and the inclusion of floor area on
the third floor causes the turrct to beoome somewhat awkward looking.
The staff would suggest that the PEC and architect discuss this issue in an
rttempt to create a less awkward looking turret.
Outstandins Submittal Information
The application for the establishment of SDD #35 is cunently incomplete. There
*" o.,tstaoding items which must be submitted prior to final review by the PEC.
These items include:
4.
J.
39
l'SubmitaregradingplanwhichshowsALLgadiugtothepointwherethe
proposed irnprovements tie into existing coaditions'
2,submitarevisedlandscapeptanwithalegend,includingthequantltyand
sizes ofall proposed plant materials, and specifications for installation'
3. Submit plans, prior to DRB, for the proposd bus shelter design'
4,Resubmitasnowmeltareaplanindicatingthoseareasthatwillbe
snowmelted bY the aPPlicant'
5.Submitaletterofintent,indicatinghowandwheretheemployeehousing
requirement will be met'
6. submit a roof plan with existing and proposed contours indicated beneath
so building height maY be verified
The above-listed items must be submitted to the Town of vail community
DevelopmentDepartmentbynolrterthannoon,Tuesday'May27'1997''in
order for the PEC to make a recommendation on thls request on Monday'
June 9' 1997.
VI. STAFFRECOMMENDATION
The staffhas identified the following conditions, which we will recommend be included in a PEC
vote on June 9, 1997:
L That the applicant meet with the Town staff, prior to appearing before Town Council for
the first rcading of an ordinance establishing Special Development Distict #35, to
formulate a constuction phasing plan and to determing financial responsibilities for the
off-site improvements to-slifer Squ*i. East Meadow Drive and the revegetatim of the
Town-owned strcarn tract, south of the Austria Haus. staff will then make a
recommendation to Cowcil regarrding the construction phasing and financial
responsibilities of the ofl site improvanents.
2. That the applicant prepare a deed restriction or covenant, subject to the Town Attomey's
review and approval, ttrereby restricting the current and future owner(s) ability to locate a
restaurant" oi ii-itat food sirvice operation on the Austria Haus properly' Said deed
restriction or covenant shall be recorded with the Eagle county clerk and Recorder's
Offrce prior to the applicant submitting for a building permit'
f :bveryon€\p€c\memos\sonnensd.224 40
J.That the applicant submit the following plans to the Department of community
Owaopment, for review and approval, as a part of the building permit application for the
AusfiaHaus:
A Tree Preservation Plan;
An Erosion Control and Sedimentation Planl
A Constnrction Staging and Phasing Plau
A Stormwater Management Plan;
A Site Dewatering Plan; and
A Traffic Conaol Plan.
That the applicant provide deed-restricted housing, which complies with the Town of vail
nmpbyee rtousing requirernents (chaper 18.57), for a minimum of 12 employees, and
thaf said deed-restricted housing be made available for occupancy, and the deed
restrictions recorded with the Eagle County Clerk & Recorder, prior to requesting a
Temporary Certificate of Occupancy for the Austrih Haus.
That the PEC approval of Special Development District #35, the approval of the
conditional use p-ermit to allow for the operation of a fractional fee club in the Public
Accommodation Zone District, and the approval of a minor subdivision shall be
conditioned upon the approval of this SDD establishment request by the Vail Town
Council.
That this approval is conditioned upon the approval of a minor subdivision, as follows:
,.A minor subdivision will amend the location of the north propeay line. The
applicant is proposing to trade land with the Town in order to gain an additional
o* - r*o feet ofproperty along the northerly properly line. In exchange forthis
land, the applicant is proposing to trade a triangular piece ofproperfy, adjacent to
Slifcr Square, to the Town. If a minor subdivision is requested, all costs incurred
to complete the subdivision and the exchange of land with the Town shall be the
responsibility of ttre applicant."
That the following design considerations be carefully reviewed by the Design Review
Board (as previously discussed in Section IV of this memorandum):
A) That the mullions on the windows and doors, as depicted on the building elevations,
be a required element of the Austria Haus project.
B) That the improvements recommended for East Meadow Drive, as depicted in the
approved Town of Vail Streetscape Master Plan, be implemented as a partof the Austria
Fiaus project. This includes a reduction in steet width from 30 feet to 26 feet (14 foot
bus lane and 12 foot attached, paver pedestrian walk)'
a,
b.
c.
d.
e.
f.
4.
5.
6.
f :bveryone$ec\memos\son nsnsd. 224 4l
o
C) That the applicant increase the roof overhang-1on the building' Currently' the
overhangs vary from two feet to three feet. staff would recommend that all the roof
overhangs bc a minimum of three feet'
D) That the applicant prepare a comp,rehensivg {gn and exterior lighting program for the
Austria Haus. The comprehensive exterior lighting and sip program will be reviewed by
the DRB.
E) That the applicant revisit the originally contemplated dcsiga which incorporates the
foaning aoa d"ti.,rery facility in the Lderground parking sfiucture. Staff_believes that
t yi"g; abcommodate toaaing and deliviry in the porte-cochere area willresult in
conRlcts Uetween pedestrians,-vehicles accessing the parking stru€tur€, and delivcry
trucks. staffunderstands the originat design option may not be the desire of the owners of
the Village Center Condominiwn-s, yet we beliive the impact can be mitigated with
appropriatc screening.
f :\everyone\pec\memos\sonnensd. 224 42
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MEMORANDUM
TO: Planning andEnvircnmental Commission
FROM: Community Development Deparhrent
DATE: June 9. 1997
SUBJECT: A request for a final review for the establisbment of Special Developnnent District
#35, Austria Hausn to allow for the redevelopment of the Austia Haus, located at
242 East Meadow Drive/on a part of Tract C, Block 5-D, Vail Village First Filing.
Applicanl Sonnenalp Properties, Inc., represented by Gordon Pierce
Planner: George Ruther
I. BACKGROUND
On March 25,1997,the Vail Town Council held an afternoon worksession and evening public
hearing to discuss the first reading ofOrdinancc #4, Series of 1997, an ordinance providing for
the establishment of Special Developrnent District #35, Austria Haus: adopting a development
plan for Special Development District #35: and setting forth details in regard thereto. Upon
review of Ordinance #4, the Town Council approved the ordinance on first reading with seven
conditions. One of the conditions required that the applicant reappear before the Planning and
Environmental Commission with an amended proposal for tle Commission's review and
recommendation.
On April 14, 1997, the Planning and Environmental Commission held a public hearing to consider
an amended proposal for the establisbment of Special Dcvelopment District (SDD) #35, Austria
Haus. The amended proposal was in response to changes re4uested by the Vail Town Council at
- the frstieadingofaproposedordinanceestablishingSDD#35. Uponreviewoftheamended
pmposal, the Planning and Environrnental Commission voted 6-l to recommend approval of the
amended proposal for the establishment of SDD #35 to the Vail Town Council.
On April 15, 1997, the applicant appeared before the Vail Town Council for the second reading of
Ordinance # 4, Series of 1997. Upon consideration of the Planning and Environmental
Commission's recommendation of approval and review of the amended proposal, the Town
Council voted (4-3) to deny the ordinance stating that the applicant had not met the intention of
the conditions ofapproval placed on the project at fint reading.
On April 23, 1997,the Town Staff met with the Town Council to discuss the future of the Ausfria
Haus redevelopment and for the Council to provide specific direction to the Austria Haus
developers. The following direction was given by the Council:
Town Council Direction
l. Reduce the proposed GRFA within the Austria Haus by 5,000 square feet.
2. The maximum building height for the Austria Haus shall NOT exceed 48"
.3. Remove the penthouse level to reduce the number of building stories from five to
four.
..4. No less than I 0,100 square feet of accommodation unit square footage shall be
constructed in the Austria Haus. The 10,100 square feet shall be apportioned into
whichever number of units the developen feel are appropriate to successfully
operate a hotel.
5. Two 20' foot setbacks on the property shall be maintained. Preference should be
given to thc west and south setbacks.
6. The proposed 4,649 square feet of commercial spaces shall be maintained as it
prouidei th. necessary commercial link between the Village and Crossroads.
7. All parking shall be on-site and a land trade is an acoeptable means of
accommodating the necessary area of thc parking stnrcture.
8. A community room shall be provided within the Ausfia Haus for meetings,
breakfasts and the like.
g. The loading and delivery plan shall be redesigned to reduce the negative impacts
on the streetscape (pedestrians. guest vehicles, etc')
I 0. The staff will make brief presentations to tbe Council during the normal PEC
- reports. These prese.ntations will include full size plans and copies of all' memoranda.
I l. The proposeddeadlines ofJune 22 and July 22 are extemely aggressive. The
developers should rethink thc dcadlines and request extensions as necessary.
12. The staffwill make a presentation to the Town Council and PEC on May 6th
rcgarding tbe pros and cons of both sDDs and the East village Homeowner's
advocated PA-l zone district. On May 6th, the Council will decide which
application they will revicw.
13. The Town Council did not feel it was appropriate to express their preference on
the architectural design. Instead, they felt the design ofthe building should be left
to the architect.
On May 6,1997, at the request of the Town Council, the Town Staffmade a presentation to the
Council regarding the Special Development District and rezoning process$. The purpose of the
presentation was to inform the Council of the pros and cons of using an SDD vs rezoning in the
redevelopment of the Austia Haus. Upon listening to staff s presentation, the Council
unanimously (6-0) directed the Austria Haus developers to proceed with a Special Development
District.
On May lg, lggT,the Planning and Environmental Commission held a worksession to discuss the
establiihment of SDD #35, The Planning and Environmental Commission reviewed the revised
plans and resolved four issues with the applicant. The Planning and Environmental Commission
iesolved that the l2-foot widc, concrete unit paver walkway in East Meadow Drive need not be
constructed, that pedestrian access through a portion of Slifer Square as originally proposed
should be constructed and a landscape planter be added west ofthe proposed bus shelter' that the
pool deck location, as proposed is appropriate, and lastly, that the architecture ofthe'turret" at
the northeast corner ofthe building is acceptablc.
II. DESCRIPTION OF TIIE REQUEST
The applicant, Sonnenalp Properties, Inc,, represented by Gordon Pierce, is requesting a
worksession with thc Planning and Environmental Commission to discuss the establishment of
Special Development District #35, located at242 EastMeadow Drive/on a part of Tract C, Block
5-D, Vail Village First Filing. The applicant is proposing to estebtish a new Special
Development District overlay to the underlying zone district of Public Accommodation, to
facilitate the redevelopment of the existing Austria Haus.
The applicant is proposing significant improvcrnents to the existing Austria Haus property' The
Austria Haus is intended to become a memberowncd resort clubAodge, comprising a mix of hotel
accommodation units and two and three-bedroom club units with associated club
amenitieVfacilities. The Austria Haus proposal is intended to provide additional hotel and
"hotel-Qrpe" accommodation units in th'e Town of Vail. The applicent is proposing to
incorporate l8 member-owned club units (ll threebedroom & 7 two-bedroom), with 25
hotel rooms and one on-site manager's residence (Type III Employee Housing Unit). The
applicant ts proposing 5,402 square feet of new commerciaVretail sprce on the main level of
the Austria Haus. The Austria Haus proposal includes a front desk reception/registration
area operating 24 hours a day and seven days a week, a lounge, an exercise room' maeting
room facilities, a food service pantry, member ski storage, an outdoor pool and other
accessory facilities commonly associated with hotels and lodges.
Summary of Changes
The following summarizes the changes from thc April 14 and May 19 SDD proposals:
l. The number of club units was reduced ftoml2to 18, the number of hotel rooms was
reduced from 28 to 25, and all lock-offunits have been eliminated.
2. Z,697square feet of gross building area has been removed (5,205 sq. ft. of GRFA/2'492
sq. ft. of othcr building area) from the April 14 SDD proposal'
3. The building height has been reduced to 48 feet maximum from finish gnde.
4. A meeting room, food service panty and an outdoor pool have been added.
'. 5. The parking requirement continues to be mct on-site.
6. 'The brick paver pedestrian walkway has been replaced with an asphalt walkway.
7. 933 square feet of commercial square footage has been added to the April 14 SDD
proposal.
8. At least 10,100 (10,261) square feet ofaccommodation unit square footage has been
maintained.
The applicant has identified what they believe to be the public benefits which will be realizod as a
result of the Austria Haus redevelopment and Special Development District #35.
Public Benefits
l. An increase in the annual occupancy of the Austria Haus.
2. The addition of appmximately 5,400 square feet of retail space (sales tax generating).
3. The partial implementation of thc recommcnded Strcetscape Master Plan improvements to
East Meadow Drive.
heatcd pedestrian walkway.
5. The removal of25 surface parking spaccs and the consEuction ofan underground parking
struchre designed to accornmodate 63 vehicles.
6. Landscape improvanents to Slifer Square, East Meadow Drive and the Gore Creek
streambank.
III. ZONING ANALYSIS
The development standards for a Special Development Disfict shall be proposed by the applicant.
Development standards including lot area. site dimensions, setbacks, height, density contol, site
coveragq landscaping and parking aud loading shall be determined by the Town Council as part
of the a'pproved deveiopment plan, with consideration of the recommendatious of the Planning
and Environmental Commission and staff. Before the Town Council approves development
standa,rds that deviate from the underlying zone district, it shall be determined that such deviations
provide benefits to the Town that outweigh the adverse effects of such deviations' This
determination is to be made based upon the evaluation of the proposed Special Development
District's compliance with the review criteria outlined in the following section'
The Community Devetopment Department staffhas prepared aZ'onhgAnalysis for the proposed
Austria Haus redevelopment based on the revised plans. The Zoning Analysis compares the
development standardi outlined by the underlying zone district of Public Accommodation' the
April 14, 1997 proposal, the May lg, lggT proposal and the June 9, 1997 proposal'
Lot size:24,089 sq. ft. /0.553 acres
Buildable area: 24,089 sq. ft. /0.553 acres
Development UnderlylngZonlng
Strndrrd of Publlc Accommodatlon
Aprll 14, 1997
SDD propoeal
Mey 19, t997
SDD proposal
June 9, 1997
SDII propocal
CRFA:
Dwelling unit-s:
Site coverage:
Sctbacks:
front:
sides:
rear:
llcight:
Parking:
Landscaping:
Loading:
Commercial
sq. footage:
Common arca:
Gross sq. ft:
20'
20'
20'
80% or 19,271 sq. ft.
13.8 DU's
55% or 13,249 sq. ft.
48' sloping
45'llat
60' tower
pcr T.O.V. code Section 18.52
30%o17,227 q.ft.
per T.O.V. code Section 18.52
10% or 1,927 sq. ft.
35% of allowable GRI'A
nla
l68Vo or 40,429 q. fr.
36.5 DU's (22 DU's,
28 AU's, t Typc Itr EHU)
8 I % or 19,634 sq. ft.
0'
5', /20'
56.5'
52',
nla
65 spaccs required
66 spaces proposed
in the garage
18.2 % or 4,542 sq. ft.
I berth at dropoll area
l1% or 4,469 sq. ft.
,to7o or 14,9n4 sq. ft.
74,302 sq. ft.
(includes garage)
146Yo ot 35,24O q' ft.
3l DU's (18 DU's,25
AU's I Typ III EIIU)
731/o or 17,525 q. ft.
19' (l-ll2'@ the pool
.deck)
48'max.
45'max.
nJa
6l spaces required
63 spaces proposed
in the garage
19% or 4,619 sq. ft.
I berth at drop-off area
16% or 5,582 sq. ft.
35% or 12,810 sq. ft.
66897 sq. ft.
(includes garage)
l46Vo or 35,224 sq. ft
3l DU's (18 DU's,25
AU's I Typo III EHU)
73V"or 17,525 q.ft.
4'.t22',
l9 (l-l/2' @ the pool
deck)
48' {from ftnish grade)
47.4',
nla
60 spaces required
63 spaces proposed
in the garage
19% or 4,619 sq. ft.
I berth at drop-off area
l5% or 5,402 sq. ft.
35o/o or 12,714 sq,' ff-
55,605 sq. ft"
(includes garage)
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IV. TIIE SPECIAL DEVELOPMENT DISTRICT ESTABLISHMENT PROCESS
Chapter 18.40 of the Town of Vail Municipal Code provides for the estatlishment of Special
Development Districts in the Town of Vail. According to Section 18.40'010, the purpose of a
Special Development Distict is,
..To encourage flexibility and creativity in the development of land, in order to
promote its most appropriate use; to improve the design character and quality of
it . neiv development within the Town; to facilitate the adequate and economical
provision ofstreets and utilities; to preserve the natural and scenic features ofopen
spsce areas; and to further the overall goals of the community as stated in the veil
iomprehensive Plan. An approved development plan for a Special Development
Distric( in conjunction with the properties underlying zone district, shall establish
the requirements for guiding development and uses of property included in the
Special Development l)istrict."
The Municipal Code provides nine design criteriq which shall be used as the princdal criteria in
evaluating the merits of the proposed Special Development District. It shall be the burden of the
applicant to demonstrate tha-t submittal material and thc proposed development plan oomply with
"u.tt of tn" following standards, or demonstate that one or more of them is uot applicable, or that
a practical solution consistent with the public interest has been achieved. The staffhas addressed
each of the nine SDD review criteria below:
A. Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk" building height'
buffer zones, identity, character, visual integrity and orientation.
Staffbelieves the applicant has designed a structure which relat,es well to the site and the
surrounding neighborhood. The mass of the Austria Haus is appropriate for the site and
takes into consideration the massing of thc buildings on the adjoining properties. The
building steps down on the east and west ends to ilsure a smooth transition between
properties and does not create an imposing "canyon" along property lines. The north side
of the Austria Haus was designed with a pedestrian scale in mind. The retail shops on the
north side of the Ausffia Haus create a commercial connection along East Meadow Drive,
between Slifa Squarc and the Village Ccntcr retail shops. The commercial connection
has been missing along this portion of East Meadow Drive and staff believes that the
Austria Haus will enhance the character of the Village.
The extcrior building materials of the Austria Haus are a mixture of stone, stucco and
wood. The roof material is proposed to be a reddish, tile-type roof similar to the material
used on the Sonnenalp Bavaria Haus. The applicant has proposed to incorporate inigated
flowcr boxes into the desigrr of the structure. The use of divided light windows all arotmd
the building creates a European-feel and reduces the appearance oftoo much glass. Staff
believes that the combination of building materials has been well incorporated into the
design ofthe Austria Haus. The applicant has proposed that the exterior stucco color be
B.
an off-white to yellowish/crearn color to blend in with the exteriors of the Mountain Haus
and the Village Center buildings.
The development standards for the underlying zone distict indicate that the maximum
height for buildings with sloping roofs shall be 48 feet. The applicant is requesting that
the maximum building height for the Austia Haus be approximaiely 48 feel from finish
grade. The approximate height is based on existing (1997) and proposd topography of
the Austria Haus property, and not the original topography ofthe site (pre-1963).
Original topography of the site is not available, since the Austria Haus was constructed in
Vail prior to ,oning (and prior to the requirement that a topographic survey be submitted
prior to development), Staffbelieves, based upon the location ofthe existing retaining
walls and the condition of the steambank, that the site was "cut" when the Austria Haus
was built. While it is diffrcult to know exactly how much of the site was "cuf', staff
would conservatively estimate that approximately 2 - 3 feet of soil was removed. Given
this conservative consideration, staffwould estimate the actual building height proposed
for the Austria Haus would be 50 - 5l feet. According to the Vail Village Master Plan
Conceptual Building Height Plan, the Austria Haus should be 3-4 stories in height, with a
building story being approximately nine feet, excluding the roof. The plan further
indicates that one additional floor of residentiaVlodging may also be accommodated on the
Austria Haus site.
Uses, activity and density which provide a compatible, eflicient and workeble
relationship with surrounding uses and activity.
The Austria Haus is located immediately adjacent to the Vail Village Commercial Core.
The Austria Haus is bound on the east by Slifer Square and the Mountain Haus, on the
west by the Villagc Center residential/commercial buildings and on the south by Gore
Creek, the Covered Bridge Building, Gasthof Gramshammer and the Creekside Building.
Each of these buildings are a mixd-use development incorporating commerciaVretail
space -with residential and/or accommodation un its.
The applicant ib proposing a.mixed-usc dcvclopment that is in compliance with the uses
allowed in the underlying zone district. The underlying zoning of Public Accommodation
encouragcs the development of lodges (accommodation units) and accessory eating,
drinking and retail establishments at a density of twenty-five dwelling units per acre. The
applicant is proposing to redevelop the Austria Haus at a density of 56 dwelling units per
acre, with 5,402 sq. ft of commerciaVrctail spacc on the main level of the building.
Included in the density figurc arc eightecn mcmber-owned club units (fractional fee),
twenty-five hotel rooms (accommodation units) and one on-site manager's residence
(Typc III, Employee Housing Unit).
The applicant's proposal differs greatly from the existing use of the property. Currently,
the Austia Haus includes thirty-six accommodation units, and one dwelling unit, equaling
nineteen dwelling units, or 34 dwelling units per acre, a restaurant and a limited amount of
commercial/retail space on the east end of thc building. Parking at the Austria Haus is
accomrnodated by a twenty-five spacc surface parking lot. Of the twenty-five spaces,
fifteen are considered legal, non-conforming parking spaces. Tte other ten spaces are off-
site and are not considered legal parking spaces for zoning purposes. An informal
loading/delivery/trash area exists on the west end ofthc building.
tr'.mployee Housins Requirements
As indicated in a number of the goals and objectives of the Town's Master Plans,
providing affordable housing foremployees is a critical issue which should be addressed
ihrough ihe planning process for Special Development District proposals. In reviewing
the Austria iaus proposal for empioyee housing needs, staff relied on the Town of Vail
Employee Housing Report.
Staff Recommended Ranqe Calculations:
The staff believes that the Austria Haus rcdevelopment will create a need for additional
employees. Of the 39 additional employees, at least 12 employees (30%") will need to be
provided deed-restricted housing by the developers of the Austria Haus. The staff
recommended range is based on:
L the type of retail and office use proposed in the commercial spaces within
the Austria Haus;
2. the size of the Austria Haus lodging component; atrd
3. the highJevel ofservices and amenities proposed by the devetopers for the
guests of thc Austria Haus.
RetaiVscrvice Commercial = 4,622sq. ft. @(6.5/1000 sq' ft.)=30.0 employees
(middlc of range)
a)
b)
c)
d)
Offrce: real estate- (middle of range)
Lodging*
(top ofrange)
Multi-Family (club units)
(range does not vary)
= 780 sq. ft. @(7.511000 sq. ft') = 5.9 employees
= 25 units @( I .25lroom) =3 1.2 employees
= 18 units @(0.a/unit) = 7.2 employees
Total =74.3 employees
(-36 existing employees) =39 employees
(X 0.30 multiplier)=12 new employees
*Lodging has a particularly large variation of employees per room, depending upon
factors such as size of facility and level of service/support services and amenities p,rovided.
c.
Depending upon the size of the employee housing unit provided, it is possible to have up
to it"o e",itoyees per bedroom. For example, a two-bedroom unit in the size range of
aSO - eOO Sq"-" f""t, it possible of accommodating three to four employees. Thesc
rrgures are consistent witl trre requirements for the Type III employee housing units
outlincd in the MriniciPal Code.
The applicant intends to comply with the employee housing requiremenJ. The applicant
propor.* to provide housing ioi 12 employeis by deed restricting 6 existing one-bedroom
units at Solar Vail. Each oithe one-bedroom units is approximately 600square feet in
size, has full kirchen facilitics and is conveniently located on the Town of vail Bus Route'
A letter ofintent from the applicant has been attached for reference.
Overall, staffbelieves that the density and uses proposed by the applicant for the Austria
Haus do not conflict with the to.patibility, efftciency or workability of the surrounding
uses and/or activities, In fact, stafffeels that the proposed Austia Haus redevelopment
will enhance the existing uses and activities in the Village'
compliance with parking and loading requirements as outlined in chapter 18.52. of
the Town of Vail MuniciPal Code.
Parking and loading requirements fordevelopment are established in Chapter 18'52 of the
Municipal Codc. The jarking and loading requirements are based on the square footage
of the uses proposed within a building. Based on the square footage of the uses proposed
by the applicant,74.2l parking tp"."t and one loading/delivery berth are r-equired on-site'
fie Vtunicipal Codc allows *grandfathering" of the existing legal non-conforming parking
spaces. currently, fifteen legal, non-conforming parking spaces exist on the property.
Thcrefore, thc parking rcquirement for thc proposed Austria Haus redevelopment is
59.21 ncw parking spaces. The applicant is proposing an undergroundparking structure
designed to accommodate 63 parking spaces, an employee lounge, mechanical space, and
an bnclosed nash facility.
The applicant is proposing onc loading/delivcry bcrth in the front entv drog-9ff ar1,
locatJ on thc northside of the building, adjacent to East Meadow Drive' Much of the
drop-off area is within Town of Vail right-of-way. Staffrecognizes that this area is
corweniently located near the entances to the front desk and the commerciaVretail shops,
however, wL feel that the use of the drop-offarca may be compromised by the loading and
delivery ofgoods. In staffs opinion, thc front entry drop-off area should be used by the
gumts of tne Austria Haus. Staff believcs that trying to accommodate loading and
dclivery in this area may result in conflicts between guests, vehicles accessing fhe parking
stucture, and delivery trucks.
Conformity with the applicable elements of the Vail Comprehensive Plan' Town
policles and Urban Design Plan.
D.
l0
Vsil Lend Use Plan
The goals contained in the Vail Land Use Plan are to be used as the Town's policy
guidJlines during the review process of establishing a new Special Developmmt District.
Staffhas reviewfo the Vail Land Use Plan and believes the following policies are relevaut
to the review of this ProPosal:
l. GeneralGrorvth./Develonment
: l.l Vail should continue to grow in a confiolled environment, maintaining a
.
balance between residential, commercial and recreational uses to serve both
the visitor and the perrnanent resident.
1.2 The quality of the environment including air, water, and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgrade whenever
possible.
|.4 The original theme of the old Village Core should be caried into new
development in the Village Core through iontinued implementatim of the
Urban Design Guide Plan.
l.l2 Vail should accommodate most of the additional growth in existing
developed areas (infi ll).
l.l3 Vail recognizes its sficam tract as being a desirable land feature as well as
its potcntial for public usc.
3, Commercisl
3.1 The hotel bed base should be presewed and used more efficiently.
3-2 The Village and Lionshead are the best location for hotels to serve the
future needs of the destination skier.
3.4 Commercial growth should be concenfated in existing commercial areas
to accommodate both local and visitor needs.
4, Village Core/Llonshead
4.1 Future commercial development should continue to occur primarily in
existing commercial areas. Future commercial development in the Core
areas needs to be carcfully controlled to facilitate access and delivery.
ll
4.2 Increased density in the Core areas is acceptable so long as the existing
character of each area is preserved tbrcugh the implementation of the
Urban Design Guide Plan and the Vail Village Master Plan'
5, Residentisl
5.1 Quality timeshare units should be accommodated to help keep occupanry
rates up.
Staffbelieves the proposed establishment of the new Special Development Distict (#35)'
is in concert with the goals and policies of the Vail Land Use PIan as outlined above.
Vall Villnge Master Plan
The Vail Village Master Plan is intended to serve as a guide to the staff, review boards
and Town Council in analyzing futurc proposals for development in Vail Village and in
-legislating effective ordinancei to deal with the such development. The staffhas identified
ttri fottowing goals, objectives and policies as being relevantto this proposal:
Goal #l Encourage high quatity redevelopment while preserving the unique
architectural scale of the Village in order to sustain its sense of
communitY and identitY.
I .l Objpctive: Implement a consistent Development Review Process to
reinforce the character ofthe Village.
l.l.l Policy: Development and improvement projects approved in
the Village shall be consistent with the goals,
objectivcs. policies and design considerations as
outtined in the Vail Village Master Plan and Urban
Design Guide Plan.
L2 Objective: Encourage thc upgrading and redevelopment of residential
and commcrcial facilities.
1.2.1 Policy: Additional developmant may be allowed as identified
by the action plan as is consistent with the Vail
Village Master Plan and Urban Desip Guide Plan.
1.3 Objective: Enhancc new development and redevelopment through
public improvemerts done by private developen working in
cooperation with the Town.
t2
1.3.1 Policy: Public improvErents shall be developed with the
participation of the private sector working with the
Town.
Goal #2 To foster a strong tourist industry and promote yeer-round economic
health end viabiltty for the Villege rnd for the community as a whole.
2.1 Objective: Recognize the variety of land uses found in the l0 sub-areas
throughout the Village and allow for development that is
compatible with these established land use patterns.
2.3 Objective: Increase the number of residential units available for short-
term, ovemi gfu t accommodations,
2.3.1 Policy: The developmentof short{crm accommodation
units is shongly encouraged. Residential units that
are developed above existing density levels are
required to be desigrred or managed in a manner that
makes thern available for short-term ovemight
rental.
2.4 Objective: Encourage the development of a variety of new commercial
activity whcrc compatible with existing land uses.
2.5 Objective: Encourage the continuedupgrading, renovation and
maintenance of existing lodging and commercial facilities to
better serve the needs of our guests,
2.5.1 Policy: Recreation amenities, corrlmon areas, meeting
facilities and oJher amenities shall be preserved and
cnhanced as a part ofany redevelopment oflodging
properties.
2.6 Objective: Encourage the development of affordable housing units
through the efforts of the private sector.
2.6.1 Policy: Employee housing units may be required as part of
any new or redeveloped project requesting density
over that allowed by existing zoning.
Goal #3 To recognize ts a top priority the enhancement of the walking
experlence throughout the Villsge.
l3
3.lobjective:Physicallyirnprovetheexistingpedestrianwaysby
landscaping and other improvements-
3.1.1 Policy: Private development projects shall incorporate
stre.--scape improvernents (such as paver Seaun€nts'
lanuscaping, lighting and seating areas), along
adj acent Pedestriaa waYs,
3.l.3Policy:Flowers,trees,waterfeaturesandotherlandscaplng
shall be encouraged throughout the Town in
locations adjacent to, or visible from, public areas'
3.2 Objective: Minimize the amount of vehicular faffic in the village to
tbe greatest extent Possible.
3.2.lPolicy:Vehiculartrafficwillbeeliminatedorreducedto
absolutely minimal necessary levels in the
pedestrianized areas of the Village.
3.4Objective: Developadditionalsidewalks,pedestian-onlywalkways
and accessible green space areas, including pocketparks
and sfream access,
3.4'2 Policy: Privatc development projects shatl be required to
incorporate new sidewalks along streets adjacent to
the prqiect as designated in the Vail Village Master
Plan and/or Rccreation Trails Master Plan.
Goal #4 To preserve existing open space areas and expand green splce
opportunities.
. 4.1 Objective: Improvc cxisting opcn space areas and create newplazas
with green space and pocket parks. Recognize the different
rolcs of cach type of open space in forming the overall
fabric ofthc Village.
4.1.4 Policy Open space improvements, including the addition of
accessible green space as described or graphically
shown in the Vail Village Master Plan and/or Urban
Dcsign Guide Plan, will be required in conjunctim
with privatc infill or redevelopmeirt projec'ts.
14
Gogl#5Increaseendimprovethecapacity,efiiciencyendaesth-eticsofthe
transportationandcirculatlonsystemthroughouttheVil|age.
5.1 Objective:Meet parking dernands with public and private parting
facilities.
6.1 Objective:Provide service and delivery facilities for existing and new
development.
5 r r Policv: [:'#:,liJ'l"J#Hl:';i"ffi:-1":]Hir-1ff
:H,*ffi fi1yjg,'fi JHJ';lniffi
'T;demand as required by the Zoning Code'
5'l'5 Polic)': Redevelopmentprojects shall be stongly
cncouraged to provide underground or visually
concealed Parking'
Goal tf6 To insure the continued improvement of the vitel operational elements
of the Village.
Vail Village Master Plan and Building Hcight Plan
Gcncrally speaking, it is the goal of the Building Height Plan to *111!"it th: concenbation
of low-scale buildings in thebore area, while positioning larger buildings along the
northem periphery. According to the conceptual Building Height Plan contained within
the Vail Vittug" Master Plan, ihe Austria Ha-us is located withiu an area proposedlo-havc
building heights of a maximum range of three to four stories. A building story is defined
as 9'ofheight, not including the roof.
Vbil Village Master Plan Action Plan
According to the Action Plan, the Austria Haus property is an area intended for
residentiJ4odging infill along the south side of the property and commercial infill along
the north side of the Property.
According to the Vail village Master Plan, the Austria Haus property is located within
mixed-use sub-area #l-8, Sonnenalp (Austria Haus)/Slifer Square:
..commercial infill along East Meadow Drive to provide a stronger edge to steet
and cornmercial activitylenerators to reinforce the pedestrian loop throughout the
Village. Focus of infiliiJto provide improvements to pedestian circulation with
l5
sepamted walkway including buffo, along East Meadow Drive. Accommodating
on-site parking and maintaining the bus route along East Meadow Drive are two
,rg"ifr'"rt ."i'rhaints that musi be addressed. One additional flmr of
residential/lodgingmayalsobeaccommodatedontlrissite.specificemn!a{s-
should be pf"r".l6" *t" following Vail Village Master Plan objectives: 2'3'2'4'
2.6, 3.1, 3.2, 3.3, 3.4, 4'1,, 5' l, 6. 1'"
Vail Village Tlesign Considerations
The Town of Vail ado'pted the Vail Village Design Considerations in 1980' The Design
Considerations were revised in 1993. The Design Considerations are considered an
integral part of the vail village Urban Design Plan. The Design considerations are
intended to:
' guide growth and change in ways that will enhance and preserve the esseDtial
qualities of the Village; and
> serve as design guidelines instead of rigid rules of developmenq and
' help influence the form and design of buildings' .
Thc Vail Village Desigrr Considerations are dividcd into two categories (urban design
considerations and architecturalilandscape considerations):
I. URBAI\ DESIGN CONSIDERATIONS
Thcsc considerations relate to general, large-scale land use planning issues, as well as form
considerations which affcct more than one propcrty or cvcn whole areas' These considerations
arc primarily the purview of the Planning and Environmental Commission'
A. PEDESTRIANIZATION
A major objective for Vail Village is to encourage pedestrian circulation through an
interconnected network of safe, pleasaot pedestrian ways. Many of the improvemsnts
recognized in the Urban Design-Guide Plans, and accompanying Design Considerations,
are to reinforce and expand G quality of pedestrian walkways throughout the Village'
Since vehicular tafftc cannot be rcmovcd from certain sfieets (bus routes, delivery
access), a totally care-free pcdestrian system is not achievable tbroughout the entire
Village. Thereiore, seueraf lencls ofpcdcsfianization have been identified' The level of
pedesnianization most appropriate for the proposed Austria Haus redevelopment is the
joint vehicle/pedestrian use of the roadway.
l6
. SlaffBeiponss.
The staffhas concluded that the improvements recommended for East Meadow Drive in
tn tqSf Toumof Vailsteetscape-MasterPlanshouldbeimplemented' Thisincludesa
reduction in sheet width from 30 feetto 26 feet (14 foot bus lane and 12 foot attache4
paver pedestrian walk). The applicant is proposing !o replace the tq""1T9 reconstnrct it
to the desired width. The appficant is f{Of iroposing to constnrct the l2-foot wide
pedestrian walk out ofPavers.
The applicant is also proposing to constuct a 15 - 20 foot wide' heated pedestrian
walkway immediately ualac.nito the north side of thc buildiug. Staff believes that tlese
irnprovements reinforce *d ,ignifiountly improve the pedestrian walkwaY-s throughout the
Viilage by providing places foipeople to walk without forcing them into the bus lane'
The creative use of concret. ,roit prrr"rt emphasizes the pedestian character and offers a
clear and attractivc pedestrian route. The retail space on the main level of the Austria
Haus closes the commercial loop from Slifer Square to Village Center'
B. VEHICLE PENETRATION
To maximize to the extent possible, all non-resident traffic should be routed along the
Frontage Road to Vail Village/Lionshead Parking Structures'
In conjunction with pedestrianization objectives, major emphasis isfocused upon reducing
auto peneration into the center of the Village. Vail Road and Vail Valley Drive will
continue to serve as major routes for service and resident access to the Village'
Road constrictions, fiaffic circles, signage, and other measures are indicated in the Guide
Plans to visually and physically discouragc all but essential vehicle penetration upon the
Frontage noad. Rltemative aicess points and private parking relocation, where feasible,
should be considered to further reduce traffic conflicts in the Village'
r Staff Rcsponsc:
The redevelopment of the Austria Haus will increase vehicular traffrc on Village Center
Road. Accordiug to the Environmental Impact Assessment-Austria Haus Redevelopment,
prepared by Design WorkshoP, Inc.:
"A slight increase automobile traffic is expected because of the projected increase
in the number of visiton gencratcd annually by the proj ect. What is not known,
however, is how many ofihese additional guests will arrive by car; it is likely the
largest number of guists will continue to arrive in the winter and that most will
arri've by van from the airport. Van deliveries will increase somewhat. Those
guests tirat arrive in their own car are likely to leave the car in-the garage after they
ioiu", a* the centcr villagc location of the project eliminates the need for a car. If
there is a potential for congestion anywhere, it is most likely to be in the small
l7
drop-offparking area in front of the building where check-ins, deliveries and lost
drivers may converge. To some extent, this can be mitigated by improved
roadway aioctiooJsign", speedy guest vdlet service' careful management of
deliveriesandincentivestoencouragegueststoleavetheircarsathome.',
Along with the increase in automobile taffic, there will be an increase in delivery vehicle
traffic due to an increase in the commercial square footage on the property-' The
applicants anticipate that Jeliveries to the retai:l shops wili likely arrive via UPS or similar
types of couriers. Dcliveries are to be accornmodaied in the drop-offarea in the front of
thc building.
staff agrees with Design workshop's assessment of the potential taffic impacts' while
there #ll hkely be an ior."us" in traffic on Village Center Road, there will not be an
increase in trafiic on the pedestrian portion of East Meadow Drive. The traffic control
gate located at the intersection of Village Center Road and East Meadow Drive will
Iontinue to prohibit all vehicle traffic eicept Town of Vail buses. Stafffeels the applicant
has addressed trafftc issues to the extent possible'
C. STREETSCAPE FRAMEWORK
To improve the quality of the walking experience and give continuity to the pedestrian
ways, as a continuous systcm. two gencral types of improvements adjacent to the
walkways are considered:
l. Open space and landscaping, berms, grass. flowers and tee planting as a
soft' colorful framework linkagc along pedestrian routes; and plazas and
park grecnspaccs as opcn nodes and focal points along those routes'
2. lnfill commercial storefronts, expansion of existing buildings, or new infill
dcvelopment to create new commerciat activity generators to give streetlife
and visual interest, as attractions at key locations along pedestrian routes.
It is not intended to enclosc all Village steets wfth buildings as in the core areas' Nor is it
desirable to leave pedestrian streets in thc open in somewhat undefined condition evident
in many other areas of Vail. Rathcr, it is dcsired to have a variety of open and enclosed
,pu.r*, both built and landscaped, which create a strong framework for pedestrian walks,
as well as visual interest and activity.
. SlaffSf,sllg(tss
Thc Austria Haus redevelopment improvcs the sheetscape framework thrcugh the
creation of new commerciii activity and increases visual interest along East Meadow
Drivc. As stated previously, staff belicves the proposed redevelopment with 5'402 square
l8
feet of commercial area closes the critical comrnercial loop in the Village and provides
new street life where very little currently exists.
D. STREETENCLOSURE
whilc building facade heights should not be uniform from building to building, they should
provide a "comfortable" enclosure for the street'
pedestrian streets are outdoor rooms, whose walls are formed by the buildingt:-frt thop?
and feel of these "rooms" are created by the variety of heights and massing (3dimensional
variations), which give much of the visual interest and pedestrian scale-unique to Vail'
Very general rulesJabout the perception ofexterior spaces have been developed by
Oesig;."s, based on the charactcristics ofhuman vision' They suggest thaf
,.an extemal enclosure is most comfortable when its walls are approximately l/2 as
high as the width of the space enclosed; if the ratio falls to l/4 or less, the space
seems unenclosed; and ititre trelght is greater than the width it comes to resernble a
canyon".
In actual application, facades are seldom uniform in height on Uot ttO:l ofthe steet' nor
is this desired. Thus, some latitude is appropriate in the application of this l/2 to I ratio.
using thc average facade height on both sides will gcnerally still be a guide to the
comfortableness of the enclosure being created.
In some instances, the "canyon" effcct is acceptable and even desirable. For example, as a
short connecting linkage between larger spaces, to give variety to the walking cxperience.
For surVshade reasons it is often advantageous to orient any longer segments in a
north/south direction. Long canyon strects in an east/west direction should generally be
discouraged.
When exceptions to the general height criteria occu1, special consideration should be given
to create a welldefined ground floor pedestrian emphasis tO overcome the "canyon"
cffect.
Canopies. awnings, arcades and building extensions can all create a pedestrian focus and
divcrt attention from the upper building hcights and "canyon" effect'
. StaffResponse:
East Meadow Drive, and the pedestrian walkway adjacent to the Austria Haus, averages
approximately 43 feet in wiaitr. ttre Austria Haus (eaveline) adjacent to East Meadow
frve and the pedestrian walkway is approximately 29 feetin height Given that East
Meadow nrivi is enclosed only on one side, and the arcade and landscaping creates an
l9
emphasis on the ground level of the building, straff believes the proposed Austria Haus
creates a "comfortable" enclosure ofthe steet and does not create a "canyon" effect' '
E. STREETEDGE
Buildings in the Village core should form a stong but inegular edge to the steet'
Unlike many American towns, tbere are no standard setback requirements for buildings in
vail village. consistent with tue aesire for intimate pedestian scale, placement of
portions of a building at or near the property line is allowed and encouraged to give smng
defrnition to the pedestrian streets.
This is not to imply continuous building frontage along the property ling' A strong street
Ag" it important for continuity' but pelectly atign"a fu"ade1.gver tq tgp a distance
tends to be monotonous. With only a few exceptions in the Village, slightly inegular
facade lines. buildingjogs, and landscaped areas, give the life to the street and visual
interest for Pedestrian travel.
where buildings jog to create activity pockets, other elements can be used to continue the
street edge: low planter walls, tree pt'*ting, raised sidewalks, texture changes in ground
swfacc, arcades, raised decks'
plazas, patios, and green areas arc important focal points for g1t!eIi1e, resting, orienting
and should bc distributed tbroughout ihe Villagc with due consideration to spacing sun
access, opportunities for views and pedestrian activity'
. Staff Response:
The original Ausbia Haus design lacked the irrcgular street edge-of other properties in
vail villagc. The applicant, ut1h" ,"qu.rt of the staff and PEC, has attempted to
introducc a more inegular street edgeihrough the horizoltal stepping of the building on
thc east and west ends. Thccast en-<l of the building has been stepped back from the
property line and the northeast comer has bcen cutback, opening this end of building up to
'stiro sq*r". The west-cnd of the building was stepped towgds the sfeet. while it was
the PEC's desire to see more stepping in ttre lunaing, staffbelieves aud recogaizes the
constraints in doing so. Staffbeiieu"-, th. it
"gulat
configuration of the landscape planters
in front of the building helps to lessen thc rathcr long, lincar and unintemrpted street edge
along thc center portion of the Austria Haus.
F. BUILDING HEIGHT
Vail Village is perceived as a mix of two and three story facades, although there are alry
-
four and five story buildings, The mix of building heigirts gives variety to the street, which
is desirable. The height cJteria are intended to "i"o*ug" height in massing variety and to
discourage uniform building hcights along the strect'
20
. SlafIResEonE;
The Ausfia Haus roof steps down on both cnds of the building, reducing the creation of a
..canyon" along the west property line and rcsulting in a building that isless obtmsive (on
Sli# Squarey-on the easiend. The applicant has submitted a scale model of the new
-m.t*J i. iit Village core context *a tnit -oael will be available for use by the PEC
during the hearingr
G. VIEWS AND FOCAL POINTS
Vail,s mountain/valley setting is a fundamental part of its identity. views of the
mountains, ski slopes, ...*J*a other natural features are reminders to or.rr' visilors of the
mountain envircnment a;, Ut repeated visibility, are orientation reference points' Certain
building features ulro pronid" imiortant orientation references and visual focal points'
The mJst significant view conidors in the Village have been adopted as part of Chapter
18.73 of the Vail Municipal Code. The view .okdo.t adopted shoulg oot b" considered
exhausted. When evaluating a development proposal, priority should be given to an
analysis of the impacted proiect on pulti. vie*s. Vie*s that should be preserved originate
from either major pedestrian areas or public spaces, and include views of the ski mountain.
the Gore Rangl, the Clock Tower, the Rucksack Tower and other important man-made
and natural elcmcnts that contribute to thc scnse of place associated with vail. These
views, which have been adopted by ordinance, were chosen due to their sigrrificance' not
only from an aesthctic standpoint,iut also as orientation reference points for pedestrians'
Dcvelopment in Vail village shall not cncroach into any adopted view corridor, unless
upprou.d under chaptcr ts'.2:. Adopted corridors are listed in chapter l8-73 of the vail
Municipal Codc. Wirether affecting adoptcd view corridors or not, thc impact of
proposed development on vicws from pu-Utic ways and public spaces must be identified
and considered where appropriate.
' - Staff Resoonsc:
Although not dtectly impaciing one of the five adopted view corridors,.as listed in
Chaprer 18.73 of the Vaii tvtunicipal Codc, the height of the !{lling will have impacts
from the Vail Transportation Center (transit terminal) and will also irnpact views from the
west and ceutral stairs. Public views of thc Village (roofline of stuctgres) willbe blocked
from these areas, however, views of Vail Mountain will remain' Overall, staff feels that
the beuefits of providing a comfortablc cnclosure to the strest, and completing the
pedestrian and ietail coinection from Crossroads to the Covered Bridge is positive' Staff
ieels that the completion of this pedestrian connection is in compliance with Goal #3 of the
Vail Village Mastsr Plan:
..Torecognizeasatopprioritytheenhancernentofthewalkingexperience
throughout the Villagc."
2l
H. SERVICE ANDDELIVERY
Any building expansion should preserve the tunctions "t":::19ff:1levs'
The few
service alleys that oirt io o, viii;;; ,* extremely important to minimizing vehicle
congestion on p"a"rU"o t*':y- il;";" 9f'.and vehicutar access to' those alleys should
not be eliminated except wt Le nrnctionat alternatives are not provided.
ln all new and remodeled construction, delivery which avoids or reduces impacts on
pedestrian ways should ;" ".pl"t"d;;;J laopteo whenever practical' for immediate or
future use. Rear access, basement and below grcund delivery corridors-reduce
congestion. Weather protection increases delivery efficicncy substantially'
Below grade delivery corridors are found in a few buildings in Vail Village
(SiranarVGore Creek pi-i Viifug" Centgr, V-ail Villagelnn). Consideration should be
gin",,io extending these conidors,-*here feasible, and ihe creation of new ones. As
buildings are constructed or remodeled, the opportunity may exist to develop segments of
a future system'
. StaffResponse:
Through the course of the review of the Austria Haus redevelopment pro'posal several
loading and delivery options werc explored'
The applicant had originally proposed to provide one loading and delivery berth in the
underground parking structure, However, concerns were expressed by the Village Center
condominium owners that they would be negatively impacted by the noise generated from
thc delivery vehicles, since the access to the underground location was immediately
adjacent to their units.
The applicant had also explored the possibility ofgaining underground.access to their
stiucture through the Village Centeigarage. it *as determined that delivery vehicles
could not enter tbrough Village Ccnter due to height limitations in tle garage'
As mentioned previously, the applicant is proposing to provide for loading/delivery in the
front entry drop-off area. The aiplicant antcipates ttrai deliveries to the retaiVcommercial
shops wili anive via UPS or simiiar types of courier. Staff continues to believe that tbis
io"utlon may negatively impact the pldesrian use of this area of East Meadow Drive'
stafffeels the applicant has addrcssed this issue to the extent possible.
I. SI.JN / SHADE
Due to Vail's alpine climate, sun is an important comfort factor, especially in winter' fall
and spring. Shade areas have ambient tempcratures substantially below those of adjacent
direct sunliglt areas. ou all but the warmest of surnmer days, shade can easily lower
t",op..unoJr below comfortable levels and thereby, negatively impact use of those areas'
All new or expanded buildings should not substantially inorease th9 sp.lng and fall shadow
iio"lr"ru."n Zi - September 13) on adjacent properties or the public right-of-way'
In all building constnrction, shade shall be considered in massing and overall height
consideration. NotrvithstamJing, sun/shadc cousiderations are not intended to restrict
building lreight allowances, but-rather to influence the massing of buildings' Limited
height exceftions may be granted to meet this criteria'
. StaffResponse:
Although the proposed height of the building will diminish the amount of sun, and likewise
increase shading, Aong Eit Meadow Orive (north side of the project), the provisio-n of
heated public r"ulk*uyr effectively mitigatesihis coqsideration, thus providing ice-free and
snow-free sidewalks. Additionally, the ;opening up" of Slifer square will insure adequate
light, air and open space to a public gathering space. Overall, staffbelieves the applicant's
proposal complies with the abovedescribed considerations'
ROOFS
Where visible, roofs are often one of the most dominant architectural elements in any built
environment, In the Village, roof form, color and texture arc visibly dominant, and generally
consistcnt, which tends to unifo the building diversity to a great degree'
The current exprcssion, and objective, for roofs in the Village is to form a consistently uniffing
backdrop for the architecture and pedestrian streetscape, and to avoid roofs which tend to stand
out individually or disFact visually from the overall character'
Roof Forms
Roofs within the Village are typically gable in form and of moderate-to'low pirch' Shed roofs-are
frequently used for r*utt uOAltions to l-arger buildings. Free-standing shed roofs' butterfly roofs
and flat *.fr, ""n
be found in the Villagi, but they are generally considered to be out of character
and inappropriatc. Hip roofs likewise, are rare and generally inconsistent with the character of the
Core Area. Towers are exceptions, in both form and pitch, to the general criteriA but do have an
established local vernacular-style which should be respected'
2.
23
StaffResponse
The roof form of the Austria Haus has been revised several times from what was originally
;;6;. The original;i;;;6 ofthe Austria Haus had a significant amormtof flat
roof area. The majority of flat rif has now been replaced with aslopingrcof leading to a
more traditional ridges. ]-h" eods of the ridges hunrb"rn "clipped", resulting in a hip roof
form. While a hip roof is g"""i"ff' consideled inconsistent with the character of the
vilrg", ,n.
"ppriiant
belie"ves this roof form helps to reduce the mass of the building.
Staffrecognizes that the sloping roofform iucreases the perceived height ofthe building'
espeoially on the east ana *est-enas. Staffbelieves it is critical that the roof materials on '
each of the three building formsbe compatible with one another' Staffwill raise this issue
with the Design Review Board.
Pitch
Roof slopes in the village typically range from 3l12 to6l12, with slightly steeper pitches in
limited applioations. Again, ior visual consistency ttris general 3/12-6112 range should be
preserved.
. Staff Responsc
The pitch of thc proposed Austria Haus roof is 4ll2 and is in compliance with this
guideline .
Overhangs
Generous roofovcrhangs are also an established architectural feahre in the Village - a traditional
cxpression of shelter in atpine environments. Roof overhangs l-vpically range from 3 to 6 feet on
all edges. Specific design consideration should be given to protectiol of pedestrian ways adjacent
to UuitAingr. Snow slides and runoffhazards can be reduced by roof orientation, gutters' arcades'
etc.
Overhang details are treated with varying degrees of omamentation' Structural elements such as
roof beams are expressed beneath thc ovirhangs, simply or decoratively carved. The roof fascia
is thick and wide, giving a substantial edge to the roof'
. StaffResponse
Staff suggests that the applicant increase the roof overhangs on the building. Currently,
the oveihangs vary from two feet to three feet. Staff would tike to see all the roof
overhangs ai leastihree feet. Again. staffwill review this consideration with the Desip
Review Board.
24
Compositions
The inticate roofscape of the village as a whole is the result of many individual simple roof
configurations. For any rlngt" Uuifii"g a varied, but simple composition of roof planes is
f,|};;a either a single o:r a oomplJx arrangement of many roofs. As individual roofs beoome
il"i"."*pf"-, the roof-athacts visual attention away from the steetscape and the total roofscape
telds towand "busyness" rather than a backdrop cornposition'
. StaffResponse
TheroofformontheAustriaHauswouldbeconsideredagroupingofasimple
compositioa of roof planes. staffbelieves the roof composition proposed by the applicant
isconsistentwiththeintentofthisarchitecturalcousideration'
Stepped Roofs
As buildings are stepped to reflect existing gra.de changes, resulting.rgof steps should be made
where the height change *iU U" visually sifriRcant. Vlriations which are too subtle appear to be
more stylistic than functional, and out of character with the more straight-forward roof design
typical in the Village.
. StaffResponse
The Ausfia Haus site is relatively flat (by Vail standards). while the building does not
need to step to follow the topography, vertical and horizontal steps havebeen
incorporated into the roofdesign. The vertical and horizontal steps provide a reduction in
the ovcrall mass of the building and add to the architeotural and visual interest of the
building.
Materials
wood shakes, wood shingles, and built-up tar and gravel are almost exclusively used as roof
materials in the Village. For visual consistency, anly other materials should have the appearance of
the above.
StaffResponse
Most recently, wood shakes and wood shingles are being discouraged for use as a roofing
material due to fire safety concerns. At thc recommcndation of the Town of Vail Fire
u"purt,*t, the staffhas been encouraging developers to use gravel, asphalt, tile, metal
and other more firc-resistant mofing materials on new buildings'
?s
The applicant is proposing to use reddish tiles on the roof of the Austria Haus' Thc tiles
will be similar ir ;;;;" to those used on the Sonnenalp Bavaria Haus' The staff
believes this is an iipropriate roofrnaterial to use on this project'
Construction
Commonroofproblemsanddesignconsiderationsinthisclimateinclude:
- snowslides onto pedestrian walks
gutters freezing
- roof dams and water inflrltration
- heavy snow loads
Careful attention to these functional details is recommended, as well as familiarity with the local
building code, proven construction details' and Town orrdinances'
For built-up roofs, pitches of 4ll2or steeper do not hold gravel well, For-shingle roofs' pitches
of 4ll2o1- shallo*er often result in ice dams and backflow leakage under the shingles'
Cold-roof construction is strongly prefered, unless warm-roof benefits for a specific application
can be demonstrated. Cold-roJfs are double-roofs which insulate and prevent snow melt from
internal building heat. By retaining snow on the roof, many of the pryblT* listed can be reduced'
Periodic snow removal will be required and should be anticipated in the design'
Roof gutters tend to ice-in complctely and become incffective in the Vail climate, especially in
shaded north-side locations. Hcating the interior circumference with heaGtape elements or other
dcvices is generally necessary to assure adequate run-off control in colder months'
. Suff-Bsspgle:
The applicant is proposing a cold-roof construction atop the Ausfia Haus. Through the
review'of a building-permit, staff will cnsurc the roof constuction complies with the
standards prescribed for the Yail climatc.
FACADES
Materials
Stucco, brick, wood (and glass) are the primary building materials forurdin the Village. While not
wishing to restrict deiigp irecAom, exisiing conditions show that within this small range of
materials much variation and individuality arc possible while preserving a basic harmony' Too
many diverse materials weaken the continuity and repetition which unifies the streetscape'
Of the above materials, stucco is the most consistently used material. Most of the buildings in the
Village exhibit some stucco,, and there are virtually no areas where stucco is entirely absent' lt is
intended to preserve the dominance of stucco by iis usc in portions, at least, ofall new facades,
26
and by assuring that other materials are not used to the exclusion of stucco in any sub-area within
the Village.
. SldfBelpqsle
The exterior materials p'roposed by the applicant for the three building forms are a
-
corrrtinatioo of stone, stucco and wood.' ilo on" material is proposed to domiuate the
cxterior of the Austia Haus. Staffbelieves the applicant has complied with this padicular
architectural consideration.
Color
There is greater latitude in the use of oolor in the Village, but stitl a discemible consistency within
a general range ofcolors.
For wood surfaces, trim or siding, darker color tones are prefened - brolns, greys, blue-gfeys'
dark olive, slate-greens, etc. Stucco colors are generally iight - *hit", beige, pale-gold, ol other
light pastels. Otier light colors could be appr$riate, ai considered on a case-by-case basis'
riighi colors (red orange, blues, maroon, irc.) snould be avoided for major wall planes, but can
Uc isea effecti-vely (witt restrainD for decorative trim, wall graphics, and other accent elements'
Gencrally, to avoid both "busyness," and weak visual interest, the variety Of major wall colors
should not cxceed four, nor bc less than two.
A color/material change between the ground floor and upper floors is a common and effective
reinforcement of the pedcstrian scale of the steet.
' StaffRespodse
The applicant has proposed an exterior building color that is compatible with the color of
the existing buildings in the vicinity of the Austria Haus. staff would like to point out that
the applicant is reqiired to obtain Design Revicw Board (DRB.I_ approval prior to
construction and that any concems of the PEC on this topic will be brought to the
attention of the DRB.
Transparency
Pedestrian scale is created in many ways, but a major factor is the openness, attractiveness' and
generally public character ofthe ground floor facade of adjacent buildings' Transparent store
Fonts are:jeople at6actors," opuqu" or solid walls are more private, and imply "do not
approach."
27
on pedesfiian-oriented steets such as in the village, ground-floor commercial facades are
proportionatef' -or" t*o*p-rr"it than upper floori. tlpper floors are typically more residential'
private and thus less oPen'
As a measure of transparency, the most characteristic and successful grormd floor facades range
from 55% to llo/oof the total length of the commercial facade, upper floors are often the
converse, 30%45% f ansparent.
Examples oftransparency (lineal feet ofglass to lineal feet offacade) on ground level'
s8%
7r%
48%
66%
62%
30%
5l%
- Covered Bridge Building
- Pepi's SPorts
- Gasthof Gramshammer
- Thelodge
- Golden Peak House
- Casino Building
- Gorsuch Building
Staff Response
The Austria Haus has a ground floor hansparency of appioximately 50%o along East
Meadow Drive. while the percentagc falli short ofthe recommended minimum of 55vo'
staffbelieves the intent of tir" t unrp-*ency requirement has been met' Staff feels the
arcade, large panes of glass, and steetscape benches will all serve as "people attractors"
giviug life-and activity-to the ground levef of the building. staffbelieves that if there is an
Ippoiuoity for additional glais (transparency). it exists on the west-end ofthe
"urt"-.ort building form] Staffwouid suggest. but not require, that the applicant
cxplorc the possibility of increasing the sizc bf the window on the west-end of the
easternmost building form.
Windows
In addition to the gencral degree of transparcncy, window details are an imporCant source of
pedestrian scale-giving elem-ents. The size and shape of windows are often a response to.the,
function of the adjacent sbeet. For clor"-up. .u**i, pedesfian viewing windows are typically
sizcd to human dimensions and characterisiics of human vision. (Large glass-wall store-fronts
rugg"U unintemrpted viewing, as from a moving car. The sense of intimate pedesffian scale is
diilinished). Ground floor diiplay windows are typically raised slightly.l8 inches + and do uot
cxtend much over g feet aUoue ttt" walkway levcl. Ground floors, which are noticeably above or
below grade, are excePtions.
The articulation of the window itself is still another clement in giving pedesbian scale (hunan-
related dime,nsions). Glass areas are usually subdivided to express individual window elements -
28
and are firther suMivided by mullions into small panes - which is responsible for much of the old-
world charm of the Village. Similarly, windows are most often clustered in banla, juxtaposed
11,ittr ptuio *utt surfaces ti give a pleasingftlhm' Horimntal repetitiou of single window
elernents, especially over long distances, should be avoided'
Large single pane windows occur in the Vllage, and provide some contast, as long as they are
g*i-ffyio"sistent in forrn with other windows' tong continuous glass is out of character' Bay'
bow and box windows are cornmon window details, *f,ioh futth"t variety and massing to facades
- and are encouraged.
Refleotive glass, plastic panes, and aluminurn or other metal frarnes are not consistent in the
Village and should be avoided. Metal-clad or plastic-clad wood frames, having the appearance of
paintea wood have been used successfully and are acceptable'
. Staff Response
The Austria Haus proposal is in compliance with the abovedescribed desip
consideration. stafruelieves 0re use of dormers with windows, bay windows, and
windows with mullions adds to the architectural charm and vizual integrity of the Austria
Haus. Staff recommands.that the use of mullions iu the windows be a condition of
apProval.
Doors
Like windows, doors are important to character and scale-giving architechrral elements' They
should also be somewhat fiansparent (on retail commercial facades) and consistent in detailing
with windows and other facade elements.
Doors with glass contribute to overall facade transparency. Due tothe visibility of people and
merchandise inside, windowed doors are somewhat more effective in drawing people inside to
retail corirmercial facades. Although great variations exist, 25-307- t transpaxency is felt to be a
minimum transparency objective. ltiuut" residences, lodges, restaurants, ry9-.oth:t non'retail
establishments have different visibility and charactcr nceds, and doors should be designed
accordingly. Sidelight windows are also a means of introducing door-tansparency as a
complcment or substitute for door windows.
Articulated doors have the decorative quality desircd for Vail. Flush doors, light aluminum
frames, plastic applique clernents all are considered inappropriate. As an expression of entry,1nf
sheltered wclcome, protected enfiy-ways are eocouraged. Doorways may be recessed, exlended,
or covered.
29
. staffResponse
staff belicves the applicant's proposal complies with the abovedescribed criteria'
Idls
Prominent wood trim is also a unifing feature in the village. Particylar! at ground floor levels'
doors and windows h"*;"G;;"f;sting framing elements, which tie the various elements
;;;;;i" """ composition. friodo*, uod do-, alre treated as s6.ong visual features' Glass-
*"lt d"ttiting for either is typically avoided'
. SlaffBssDo'nlei
Staffbelieves the applicant's proposal mmplies with the abovedescribed criteria'
DECKS AND PATTOS
Dining decks and patios, when properly designed and sited, bring people to the sfeets'
oppori.roiti", to look and be looked at, and gcnerally contribute to the liveliness ofa busy street-
making a richcr pedesfian experience than if those streets were empty'
A revicw of succcssful decks/patios in Vail reveals several common characteristics:
- dircct sunlight from I l:00 - 3:00 increases use by many dayvyear and protects from
wind.
.e|evatedtogiveviewsintothepedestrianwalk(andnotthereverse).
- physical separation from pcdestrian walk'
- overhang gives pedestrian scale/shelter.
Decks and patios should be sited and designed with due consideration to:
- 9Un
- wind
- views
- pedestrian activity
StaffResponse:
The majority of the decks and patios on the Austria Haus are located on the south side of
the building, facing Gore Creei.. These decks and patios are for the use of the guests of
the Austria Haus and not the general public.
30
BALCONIES
Balconies occur on almost all buildings in the Village which have at least a secoud level facade
wall. As strong repetitive features they:
- give scale to buildings'
- give life to the street (when used)'
- add varietY to building forms'
- provide shelter to pathways below'
. Staff Response
Again, the majority of the balconies on the Austria Haus are located on fte south side of
the building.
-'Sweral
french balcooies haln" been incorporated into the design of the north
side of the building on the upper floors'
Color
They contrast in color (dark) with the building, typically matching the tim colors.
. SgdfBcrpsMc
Like the exterior color of the building, the DRB will be reviewing this aspect of the
proposal.
Size
They extend far enough from the building to cast a plorninent shadow pattem' Balconies in Vail
are fr'rnctional as will as decorative. As such, they should be of useable size and located to
cncourage use. Balconics less than six feet deep are seldom used. nor are those always in shade'
not orientcd to vicws or street life.
' StaffResponsc
Staffbelieves this criteria has been met'
Mass
They are commonly massive, yct semi-fiansparent, distinctive from the building, yet allowing the
builiing to be somewhat visibie behind. Soiid balconies arc found occasionally, and tend t9 !9
too dominant obscuring the building architecture. Light balconies lack the visual impact which
ties the Village together.
. StaffResponse
The balconies on the Austia Haus are proposed to be semi-transparent in appearance'
3l
Materials
Wood balconies are by far the most common. Vertical structural members are the most dominant
visually, often decoratiu"ty s"otptea. Decorative wrougbt iron balconies are also consistent
visually where the verticaf menibers are close enough ti create semi'transparency' Pipe rails' and
plastic, canyas or glass panels should be avoided'
. StaffResponse
The material to be used in the construction of the balconies on the Austia Haus is wood'
with vertical structural members. A detail of the railing will be reviewed by the DRB'
ACCENTELEMENTS
The life, and festive quality of the Village is givcn by judicious use of accent elements which give
color, movement and gontrast to the Village'
Colorful accent elements consistent with existing character are encowaged, such as:
Awnings and canopies - canvas, bright color or stripes of two colors'
Flags, banners - hanging fro:m buildingr, pol"t, and even across streets for special
Umbrcllas -
Annual color flowers -
Accent lighting-
Painted wall graphics -
Fountains -
occastons.
over tables on outdoor Patios.
in beds or in plantcrs.
buildings, plazas, windows, trees (even Christnas lights all winter)'
coats of arms. symbols, accent compositions, etc'
sculptural, with both winter and sunmer character'
StaffBesponse:
Abccnt lighting on the buildiqg, annual flowers in containers and in the planting beds,
pottJ *J"r de-co.ated with CtrisUnas tights and irrigated flower boxes are proposed to
provide colorful accent elemcnts on the Austria Haus. An additional acccnt symbol
iclock, crest, etc.) is proposed for the arca above the front enty. The final design has yet
to be determined.
LANDSCAPE ELEMENTS
Landscape considerations include, but go beyond. the placement ofappnopriate plant materials'
- plant materials
- paving
3Z
- retaining walls
- steet fuminrre (benches, kiosks, tash, etc')
- liEhting
- sipage
Plant Materials
opportunities for planting are not extensive in the village, which places a premium on the plaot
selection and design of the sites that do exist. Framewoii planting of tees.and shrubs should
include both deciduous and evergreen species for year round contiuuity and interest' '
Native plants are somewhat limited in variety, but are cleady best able to withstand the harsh
winter climate, and to tie the Village vizually with its mountain setting'
Trees
Narrowleaf cottonwood
Balsam poplar
Aspen
Lodgepole pinc
Colorado spruce
Subalpine fir
Shrubs
Willow
Dogwood
Serviceberry
Alpine currant
Chokecherry
Mugho pinc
Potentilla
Buffaloberry
. S@ffBesponse
A landscape plan has beur submitted by the applicanr Thc land19ary plan has been
developcd *ittt th" assistance of Town stafi since a majority of the landscap
trnpro*ln"nts are proposed on Town property. The proposed landscape design takes into
consideration factors iuch as the location of the plautings (sun/shade)' mainlenang3' .
climate, etc. Staff believes the landscape designfor the Austria Haus complies with the
above{escribed criteria.
Paving
The freeze/thaw cycle at this altitude virtually eliminates cornmon site-cast concret€ as a paving
surface (concrete spall). High-strength concrete may work in selected conditions' Asphalt' brick
(on concrete or on-sand), and concrete block appcar to be best suited O the area'
ln general, paving treatnents should be coordinated with that ofthe adjacent public right-of-way'
thi town uses the following materials for all ncw construction:
JJ
- asphalt: general usepedestian streets
-brickon*oor"t*-f."t*eareas(plazas'intersections'fountains'etc')
' S&df3rdporle
ThepavingmaterialusedinthepublicareasaroundtheAusfiaHauswillbethe..Vail'',
conorete unit paver, laid in the..Vail-pu*t"ro iG.rtiogbone). These surfaces will be heated
and will include the access ramp to the parkitr; smciurg, the front entry drop-offa1ea and
the pedestrian walkway along the store fronts.-T'he applicanttas worked with the Town
staffin developing the desigriof improvements in the public right-of-way.
Rctaining Walls
Retaining walls, to raise planting areas, often protects the landscape from pedestrians and
snowplows, and should providc seating opportunities:
Two types of material are already well established in the village and should be utilized for
continuity:
- split-face rnoss rock veneer - Village Core pedestrian -steets
(typical)'
.roundedcobblehiddenmortar-inopenspaceareasifdbovetypenotalready
established nearbY.
' StaffResponse
No landscape retaining walls are proposed in the constnrotion of the Austria Haus' The
new landscape reiainirig walls proposed in Slifer Square will match the existiug walls in
terms of both type of materials, and application'
Lighting
Light standards should be coordinatcd with those used by the Town in the public right-of-way'
Staff Response
As part of ttre streetscape improvements along East Meadow Drive, the applicant will be
instatling four new VilLge light fixtures. The number and locations of the four new lights
was determined through consultation with Town staff'
Si8rrage
Refer to Town of Vail Signage Ordinance'
l4
StaffResponse:
The staffhas requested that the applicant prepare a comprehe,usive sign pro-gram for the
Austria Haus. The comprehensive sign program will be reviewed by the DRB'
SERVICE
Trash handling is extemely sensitive in a pedesnian environment' Trash collection is primarily
made in off-peak hours. liis the building owners responsibility to assure that existing trash
storage problems are corrected and future ones avoided'
Trash, especially from food service establishments, must be carefully considered; including the
following:
- quantifies generated
- pick-up frequencY/access
- container sizes
- enclosure location/dcsign
- visual odor imPacts
Garbage collection boxes or dumpsters must be readily accessible for collection at all times yet
n ity sl.eco"d from public view - pedestrians, as well as upper level windows in the vicinity'
Materials
Exterior materials for garbage enclosures should be consisteut with that of adjacent buildings'
Construction
Durability of the structure and operability of doors in all weather areprime concerns' Metal
frames uoA port, behind the preiened exterior materials should be considered,to withstand the
inevitable abusc lhese sfuctures suffer.
. StaffResponse:
The applicant has proposed to incorporate a trash dumpster into the design ofthe
. underground parking ,t .t*.. The-trash dumpster will be completely enclosed and
accessible from inside the parking stnrcture. without a restaurant, the building is not
expected to generate an unusual amount oftrash. The driveway is designed to
accommodate trash tnrcls. Staffbelicves the applicant's proposal complies the above-
described criteria.
E. Identilication and mitigation of nstural and/or geologic hazards that sffect the
property on which the special development district is proposed'
35
F.
There are no natural and/or geologic hazards, including the Gore creek floodplain' that
effect the Austia Haus ProPertY
Site plan, building design and tocation and open space provisions designed to
proao.. a functio-nal de-velopment responsive and sensitive to nrtural features'
vegetation and overall aesthetic quality of the communitv'
The applicant has revised the site plan in response to comments received from the Town
Council and staff Most importanily, the apilicant has shifted the building 7' on the site to
further buffer the sunounding properties. The applicant has designed the buitding to
respect the 50' Gore Creet Jtream setback along the south side ofthe property and to
maintain the required 20' setback along the west properly line'
A circuladon system designed for both vehlcles and pedestrians eddresslng on and
off-site traflic clrculation.
The Austria Haus redeveloprnent will have major positive impacts on bo!!r off-site and on-
site vehicle and pedestrian raffic systems surrounding the properfy. Staffbelieves that
pedestrian circuiation will be substantially improved as result ofthe redevelopment'
'Improvements include a new l4-foot wide bus lane and a dedicated, l2-foot wide
pcdest ian lane along East Mcadow Drive, as well :s an improved pedestrian sfreetscape
along the north side ofthe building adjacent to the rctail shops. The pedestrian
streeiscapc will be heated, thus providing ice-free and snow-free sidewalks. AII new
pedcstrian improvement, propor" the use of concrete unit pavers, with the exception of
thc l2-foot widc walkway along East Meadow llrive. and will connect into the existing
improvements to the "urilStif.i Square), to the west (Village Center) and to the Vail
Transportation Center to the north.
Thc applicant has redesigned the pedestrian access through Slifer square. The original
design indicates improvements toSlifer Square which improve pedesfian access to and
around the Austria Haus. Staff believes that this access will have positive effects upon the
circulation system on and offthe site.
Vehicular circulation will also be positivcly cffected by the redevelopment. The current
parking situation will be improved by removing the surface parking lot and replacing it
with an underground parking structure and a front entry drop-offarea- Access to the
parking structure shali bc via a hcated ramp located at the west end of the project.
Functional and aesthetic landscaping and open space ln order to optimlze and
preserve natural features, recreation, views and functions.
The proposed landscape plan will have important beneficial impacts on the quality of the
public spaces in the vicinity of the Austria Haus, due to the improvements to East
Meadow Drive, Slifcr Square and the Gorc Creek streambank'
G.
H.
36
The steetscape improvernents recommended in the Town of Vail Sfeetscape Master Plan
*iff i" prrti"ify imple'ented. The partial improrrements will enhance the pedestriau
"*p*"ir" along East Meadow Drive through the cnnstmction of a wider and more
atfictiue heate,iwalkway adjacent to the retail shops. The implementation of the
streetscape improvemants, hi*"uo do"s not include a sepaxate pedestian walkway from
bus raffic. The applicant is no longer proposing to delineate the pedestrian areas and bus
fu"" i" fu.t ft{eadow n"iue tbrough the use of different paving surfaces'
The applicant has designed improvements to th9 westem portion of slifer Square' The
improvements have been devefuped with th9 help of Town staff. The applicant's desip is
sensitive to the numerout *u*" trees existing in Snfer Square' only those trees which
i-puctpedestriancirculation,effectsunexposure_totheseatingareas,andwould
orn".*ir" be damaged due-to construction, are being removed. The removal of the trees
willbemitigatedbytheplantingofadditionaltreeselsewhoeinSliferSquare.
staff was concemed with the redesign of the pedestrian area immediately west of the new
bus shelter. The applicant has reintioduced a landscape planter in this..area' The planter
and the 24-foot,2z-foot,and l8-foot tall spruce trees in the planter will frame the
northeast corner ofthe buitding and to reduce the vasbress ofthe paved area' The new
trees will also mitigate the losJof several other mature trees existing on the site'
lmprovements are proposed for tbe Gore Creek streambank adjacent to the Austria Haus'
The irnprovements are intended to enhance the visual appearance ofthe steambank and
stabilize the soil by reducing the grade of the slope and revegetating the bare soils' The
uppf i.ont will also be implementing an erosion and sedimentation contol plan to prevent
run-off from the construction site from eDtering Gore Creek'
Phasing plan or subdivision plen that will maintain a workable, functional and
efficieni relationship throughout the development of the special development
district.
phasing of development is not proposed. The applicant is required to submit a
constniction phasing and staging plan to ttt. to*n prior to receiving a building permit'
The plan wilf be *ud to .nr.ir" - efficient and workable relationship with surrounding
uses during the development of the Austria Haus'
At this time, the applicant is anticipating a minor subdivision to amend the location of the
north property line.- The applicantis proposing to trade land with the Town in order to
gain an aaaitionat one - two feet of land arca along the northerly pt-op"ry line. In
Ixchange for this land, the applicant is proposing to trade a tiangular piece ofproperly
adjaceni to Slifer Square to the Town. Any proposal to fiade land with the Town must be
reviewed and approved by the Council.
37
VI. STAT'FRECOMMENDATION
Tbe Community Development Deparhnent staffrecommeni that the Plmning and Environmental
commission recommend "ppro""t
of the request to establisi special Development Distict #35'
Austria Haus, located xZiieastivleadow Drive to the Vail Town Cormcil' The staffbelieves
that each of the SDD design criteria continue to be met, as identified in this memorandum and that
the applicanJ has aaar"ss""a ttre numerou$ issues identified by the Planning and Envirounental
Commission and the Town Council'
The staff has identified the fotlowing conditions of approval, which we recommend be included in
a PEC motion:
l. That the applicant meet with the Town staff, prior to appearing beforc Town council for
the first reading of an ordinance establishing Special Development District #35' to
formulate a consmrction phasing plan and ti dit"tmitte financial responsibilities for the
off-site improvements to Slifer Squarc, East Meadow Drive and thc revegetation of the
Town+wned strearn tract, south of the Austria Haus. Staffwiu then make a
recommendation to council regarding the construction phasing and financial
responsibilities of the off-site improvements'
2. That the applicant prepare a deed restriction or covenant, subject to the Town At0omey's
rcview und upprou.l, ihereUy restricting the cuncnt and future ownds) ability to locate a
restaurant, oi iirnit* food service op"*tion on the Austria Haus property. Said deed
restriction or covenant shall be recorded with the Eagle County Clerk and Recorder's
Office prior to the applicant submitting for a building permit'
3. That the applicant submit the following plans to the Departrnent of community
Development" for review and approval, us a patt of the building permit application for the
Austria Haus:
a,
b.
d.
c.
f.
A Tree Preservation'Planl
iA,n Erosion Control and Sedimentation Plan;
A Constuction Staging and Phasing Plan;
A Stormwater Management Planl
A Site Dewatering Plan: and
A Tra{Iic Control Plan.
4. That the applicant provide deed-rcstricted housing, which complieswith the Town of Vail
Employee Housinj requirements (Chapter I 8.57), for a minimum of l2 employees, and
that said deed-resrtcted housing be made available for occupancy, and the deed
restrictions recorded with the eagle County Clerk & Recorder, prior to requesting a
Ternporary Certificate of Occupancy for the Austria Haus'
38
6.
That the PEC approval of Special Development District #35, the approval of the
conditioual use permit to allow for the operation of a fractional fee club in the Public
Accommodation Zone District, and the approval of a minor subdivision shall be
conditioned upon the approval of this SDD establishment request by the Vail Town
Council.
That this approval is conditioned upon the approval of a minor subdivision, as follows:
"A minor subdivision will amend the location of the north properly line. The
applicantis proposing to tade land with the Town in order to gain an additional
one - two feet ofproperty along the northerly property line. In exchange for this
land, the applicaut is proposing to u'ade a triangular piece ofproperty, adjacent to
Slifer Square, to the Town, If a minor subdivision is requested, all costs incurred
to cornplete the subdivisiou and the exchange of land with the Town shall be the
responsibility of the applicant."
That the following design considerations be carcfully reviewed by the Design Review
Board (as previously discussed in Section IV of this memorandum):
A) That the mullions on the windows and doors, as depicted on the building elevations,
be a required elernent ofthe Austria Haus project.
B) That partial improvements recommended for East Meadow Drive, as depicted in the
approved Town of Vail Streetscape Master Plan, be implemented as a part of the Austria
Haus project. This includes a reduction in street width from 30 feet to 26 feet (14 foot
bus lane and 12 foot attached, asphalt pedcstrian walk).
C) That the applicant incrcase the roof overhangs on the building. Currently, the
overhangs vary from two feet to three feet, Staff would recommend that all the roof
overhangs be a minimum of three feet.
n; Tnat ttre apflicant prepare a comprehcnsive sigrr and exterior lighting program for the
Austria Haus, The comprehensive exterior lighting and sign program will be reviewed by
the DRB.
E) That the applicant revisit the originally contcmplated design which incorporates the
loading and delivery facility in the underground parking stucture. Staffbelieves that
trying to accommodate loading and delivery in the porte-cochere afea will result in
conflicts between pedestrians, vehicles accessing the parking stuctuxe, and delivery
trucks. Staffunderstands the original design option rnay not be the desire of the owners of
the Village Center Condominiums, yet we believe the impact can be mitigatedwith
appropriate screening.
1
39
F) That the applicant zubmit plans indicating the proposed design of the bus shelter rn
Slifer Square. The plans shall be submitted prior to DRB conceptual review.
G) That the applicant submit plans indicatiug the location, type, and quantity of roof top
mechanical equipment prior to DRB conceptual review'
H) That the applicant submit detailed building elevation plans adequately.labeled to
. idsrtify archiiectgral details (railings, trim, fur"i", .tt.; and exterior building materials and
. colors prior to DRB conceptual review.
40
.fonnenqlp llerort
C lloil
May201997
Town of V 'l
Departrcnr of Communigr Devctopment
Vall, Colondo tt65?qT-rtr$rl
Attsntion: Creorge Ruther
Dcar Gcorge,
it isma undeatanding.thar you requirc E doqrmcnt spocifiing the locstion and nrture of cmploycc housirg
for 12 cmployccs to be deed r€stictcd for the purposc ofrhc SDD procecding ofthe ausdiHaus proj"j
w. are proposing m dccd reskict 5 units in out Solu Vail Complcr locatedjust cast of Rcd Sandstooc
Elancntrry. Thc unib arc onc bedroorn uniB ofabort 600 squar€ root cach witb onc barlupom rnd full
kitchen. For thc past several ycars. Sonnenelp has bccn usin! Sohr Vail for cmploycc houslng purposes.
solar vail due its closc-in location and units mak".up is an cxccllcrrt cmploycc iousing projest
We arc proposing to dced resrict unit # I l, #12, # | j, #l 4, # I 5,and # I 6.
As r condition for decd lcgtic{iou *e requirc that Sonncaalp will be pennidcd in the firturc to trmsfer thc
spccitic unib to differenr unic wi&in thc projcct and to units ouuidcif thc p,roject of comprrablc location
urd sizc parametes,
Lct mc know if you necd urything firnher at rhis point iu iime.
Sincacly,
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Sonocnalp. Prroperticsr, hc.
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