HomeMy WebLinkAboutVail Village Urban Design Guide Plan revised 2005 THE VAIL VILLAGE
URBAN DESIGN
GUIDE PLAN
June 11,1980
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THE GUIDE PLAN
This Guide Plan represents collective ideas about functional and aesthetic objectives for Vail Village. It
has been developed over months of time, through a series of public workshops, by Vail residents,
merchants, public officials and consultants.
Diagrammatic in nature, the Guide Plan is intended to suggest the nature of the improvements desired. It
is based on a number of urban design criteria, established by the workshop participants as particularly
appropriate principles for guiding change in Vail Village. As such, the Guide Plan is a response to current
issues and perceived problems, and intended to be a guide for current planning in both the public and
private sectors.
It is anticipated that perceptions of the problems will change over time and that adjustments will be made
to the Guide Plan. Those adjustments will be considered on an annual basis, through a process. similar
to that which generated the Guide Plan, and based on urban design criteria appropriate to Vail.
Companions to the Guide Plan are three other documents which should be consulted prior to any detailed
planning or design:
The Framework Plan
Architectural Guidelines
Goals and Policies
The above establish the general objectives and assumptions underlying the specific recommendations in
the Guide Plan.
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KEY TO THE GUIDE PLAN
GRAPHIC SYMBOLS
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Gore Creek Pedestrian Path Feature area - pavement treatment
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Auto/Truck-Open access (direction of flow) Focal point existing or proposed
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Auto/Truck- Limited access, two lane (unloading, Infill expansion opportunity
passing) -within established constraints
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Auto/Truck-Limited access, one lane Service & remote delivery parking
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Landscape framework, deciduous/coniferous Separated pedestrian way
trees
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Annual color planting color accent to reinforce Key to site-specific considerations
movement).
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Shuttle bus route two line (each direction) Existing configuration
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Shuttle bus route one lane Facade improvements recommended
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SUB-AREA CONCEPTS
GORE CREEK DRIVE/BRIDGE STREET
1. Gore Creek walking path (Vail trail). Footpath from Ford Park to Lionshead along the bank of Gore
Creek. Path alternates from north to south side of creek due to: Corridor width, privacy encroachments,
views and sun. Separate sections near Athletic Club and Creekside building may require elevated
boardwalks. Final linkage to Ford Park to stay on north side of creek as per criteria mentioned.
2. One-way traffic loop on Hanson Ranch Road and Gore Creek Drive reinforced by curb peninsula.
Signage to indicate dead-end, service access only to Mill Creek alley (behind Gorsuch Ltd. building).
3. Future remote parking for service/delivery vehicles. Private site with long term parking commitments.
Topography, however, favorable to two level structure, lower level accessible from Gore Creek Drive.
4. Remote service/delivery zone.
5. Landscape feature area to reinforce entry to Core Pocket park potential, enhancement of Mill Creek
T.O.V. parcel.
6. Entry "gateway" to Village Core Road narrows to one lane exit to discourage counter-flow traffic. "Mill
Creek bridge" image, is a mechanism, for narrowing reinforces gateway sense, emphasizes creek, and
provides pedestrian path separate from roadway (by bridge railings) to further tie Mill Creek Court into
pedestrian loop.
7. Mill Creek enhancement. Tree planting along creek to increase visibility and screen building backs to
improve enclosure of Mill Creek Court. Tree/shrub clusters near roadway, further reinforce 'gateway' to
core and Mill Creek as the boundary.
8. Mill Creek walking path, West side Mill Creek. Path completes linkage from pirate ship and mountain
path to Gore Creek Drive
9. Commercial expansion (ground floor). 10' feet in depth, possible arcade. To improve pedestrian scale
at base of tall building, and for greater transparency as an activity generator on Seibert Circle.
10. Seibert Circle. Feature area paving treatment.: Relocate focal- point (potential fountain) to north for
better sun-exposure (fall/spring), creates increased plaza area and are the backdrop for activities.
Separated path on north sides for unimpeded pedestrian route during delivery, periods.
10A. Mountain gateway improvements. Landscaping screen, minor plaza, pedestrian connection loop to
Wall Street.
11. Limited building expansion/improvements. Increase facade transparency on south side to strengthen
pedestrian activity, with entry to street. Potential expansion of building to south property line. Additional
vertical expansion maybe considered on south end of building to improve street enclosure proportions but
must respect designated Hill street - Gore Range view corridors. Potential second level open balcony
deck (sun pocket)to restore activity to street lost from ground floor terrace.
12. Future mid-block connection to further tie Mill Creek Court to core area. Entry reinforced by pocket
park created on Bridge Street.
13A. Raised sidewalk may become major pedestrian route during delivery periods. Slight widening
warranted. Potential for open arcade for snow protection-over wooden walk. Landscape improvements
include: new consolidated stairs, tie retaining walls replaced with masonry, upgraded planting.
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13B. Mid-block connection (covered)from Bridge Street to Village Plaza.
14. Village Plaza. Feature area paving treatment, central focal point visible from Gore Creek Drive. Major
land form/planting in N.W.for quiet corner, with evergreen screen planting to define west edge. Wall street
stairs, with mid-level jog landing, opens entry area to Lazier Arcade shops.
15. Facade improvements. Eyesores removed, increased facade transparency, entries simplified and
oriented to intersection.
16. Key intersection in Village Core. Feature area paving treatment.
17. Street access-opened.
18. Facade improvements. Increased ground floor transparency.
19. Feature area paving - entry to core area.
20. Commercial expansion potential - 1 story (from plaza level)would improve enclosure proportions, and
complete third side of plaza. Sun-pocket terrace potential at first or second level. Large existing
evergreen to be preserved.
21. Future arcade section (by remodel) to continue south side walkway uninterrupted to Wall Street.
(Building corner barrier currently).
22. Pocket park. Screen fence to close off alleyway (gate required) and continue streetscape. Pocket park
with benches, planter; snow storage in winter. Service vehicle zone optional.
23. Pedestrian walkway defined (by paving, planters, lighting, benches, etc.) to avoid traffic conflicts and
unify diverse, disconnected building facades. Increased attraction to reinforce lodge arcade, west end of
Core Area.
24. Service/delivery/trash zone (screened). Potential for multi-use as pocket park.
25. Commercial expansion - 1 story to provide active facade to pedestrian street help reinforce
connection of Gore. Creek Drive to. Willow Bridge Road.
26. Basement delivery corridor (foot) to Gore Creek Plaza building to be preserved and extended east
when possible.
27. Service/delivery parking zone.
28A. Pedestrian connection from Checkpoint Charlie to Willow Place.
28B. Residential building expansion potential under existing zoning. Building mass should be stepped
back to the south to preserve and frame down valley views, as designated in the view corridor map. Infill
of parcel will help enclosure of Checkpoint Charlie Circle.
29. Access to Gore Creek. Gentle bank terracing (grass) and natural boulder placement for creekside
sitting, wading, etc. Shrub/tree infill along mid point of sidewalk to define, gently molded meadow edges
for increased illusion of space.
30. Bank improvements. Rip-rap, reduced slope, re-seeding and shrub/tree planting for reinforcement of
creek as visual feature of the Village.
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31. Future bridge improvements. Second major entry to core area warrants increased imageability - such
as the covered bridge (to become standard structure for pedestrian crossings. Bridge structure gives
partial enclosure of creekside meadow area, a visible attraction from Crossroads. Reinforce entry further
with paving. treatment and planting near bridge.
32A. Narrow Willow Bridge roadway to one-lane allow development of pedestrian passage way. Upgrade
bridge image- railings, lights, pavement treatment, etc.
32B. Existing walkway (separated) connection Crossroads area.
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SUB-AREA CONCEPTS
EAST MEADOW DRIVE
1. Short-term improvements, to upgrade entry appearance and narrow Vail Road to divert traffic east or
west along the Frontage Road. Improvements include:
- planting bed expansions to fill voids, unify entries
- island to narrow Vail Road
-tree planting to further restrict views down Vail Road
2. Future study area. Long-term assessment of entry improvements in conjunction with South Frontage
Road improvements and Phase IV&V of Vail Village Inn.
3. Traffic circle turn-around to limit penetration of lost traffic. Convey a "dead-end" road closure
appearance from the Frontage Road, and at the same time create a major landscape focal point for west
end of E. Meadow Drive as linkage to Lionshead. Traffic south of circle reduced by clear sign directives.
Location of circle dependent on long-range plans for Ski Museum (see#5).
4. Landscape island to enclose circle, screen Bank parking, and make visual linkage to Lionshead. Bank
ownership, coordination required. Potential loss of four parking spaces.
5. Ski Museum site improvements. Outdoor display area framed by tree planting.- Raised paving surFace
with planters on front (circle) side for low-maintenance entry. Pedestrian walk. continues around to west.
Long-term expansion potential limited. Further study needed to determine site suitability.
6. Pedestrian walk, separated from roadway, reinforced by tree planting, continues on north side of E.
Meadow Drive to Lionshead.
7. Landscaped open space, approved element of Vail Village Inn special development district. Pedestrian
path connection to Frontage Road and Town Hall.
8. Pedestrian walk, separated to Gore Creek path.
9. Further study needed. Potential commercial infill — 1 story. Further study to address size and
placement of built structures, parking, and access considerations. Within specified constraints by infill
development could:
-complete E. Meadow Drive, to its natural Vail Road terminus, as an attractive pedestrian street
with a variety of landscaped open spaces and pedestrian scale shops - effectively extending the
character of the core, to Vail Road
- complete the framing of the Vail Road intersection as a defined open space, giving loose order
to a presently non-descript area
- preserve the views of Vail-Mountain and Gold Peak, screening out the parking lot impact
- due to topography, allow for below-grade parking under the infill building, with rear-access
service
10. Plaza linkage across E. Meadow Drive uniting commercial area. Feature area paving, planters,
kiosks, benches, etc. Further study needed, integral to infill development in #9.
11. Bus shelter.
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12. Separate pedestrian walk by reducing E. Meadow Drive to single bus lane. Upgrade by paving,
benches, moveable planter, lighting. Bus passing/waiting at either end adjacent to bus shelters.
13. Existing berm/planting preserved. Color, vegetation, views, and openness preserve the variety of
pedestrian experience along E. Meadow Drive.
14. Plaza linkage across E. Meadow Drive to tie commercial uses for mutual reinforcement, and to
maintain rhythm of open space nodes. Feature area paving, planters, benches, etc. Tree planting to
frame and soften plaza and roadway. Landscaped corner near Talisman as quiet sun-pocket sitting area.
15. Required service/patron access points.
16A Separated pedestrian walk, due to bus/auto traffic, continues east to Crossroads and parking
structure.
16B Future study. Crossroads circulation plan to identify potential to simplify circulation, reduce conflicts,
and integrate with traffic control objectives.
17. Mixed-use traffic area. Triangular central planter expanded to direct traffic movement. West side
primarily for-pedestrian connection, also must permit traffic turn-around. Traffic patterns directed by
signage. Intersection, given feature area paving to denote pedestrian priority/slow traffic zone.
18. Existing walk lowered slightly to become major separated south side pedestrian route (barrier free
ramps). Landscape planting buffer along roadway..
19. Village Road traffic circle. Improvements to order traffic flows in/out of the structure and to reduce lost-
traffic penetration into the Village, include:
- narrowing Frontage Road before intersection to eliminate right turn lane which funnels traffic into
Village Road
- extend center island north to reduce opening
- close island gaps to force all (but rental)traffic into a single quene for the sequence of entries
- narrow entry to E. Meadow Drive from the circle to suggest entry gap to Crossroads; likewise,
with access to Sonnenalp move traffic barricade arm closer to circle for visible deterrence to
travel east on E. Meadow Drive
- traffic circle with 45 foot -radius minimum to accommodate all but largest trucks or buses
(presumably deterred at Frontage Road). Reconstructed circle elevated 2 feet or more to
decrease gradient starting up Village Road
20. Separation of 2-lane bus route from traffic circle, by means of earth-form buffer to reduce bus/auto
conflicts at peak traffic periods. Private land encroachment necessary.
21. Limited commercial expansion - 1 story. Infill commercial possibility to draw pedestrians both east and
west along E. Meadow Drive, which with other improvements helps complete the pedestrian loop to the
Village Core. Low building, in foreground of taller building to southwest, will not encroach into view
corridor. Facades/entries on north and northeast sides.
22. Roof-top park/focal point over parking garage. Dense planting bed as backdrop for low-maintenance
feature area paved open space. Benches, lighting, portable planters, and focal point serve as foreground
to mountain views, and open space node on pedestrian path.
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23. Separated pedestrian walk in public R.O.W. (by narrowing bus lane), with border planting to screen
parking and make attractive connection to Covered Bridge Plaza.
24. Future study of potential, and desirability, of below-grade parking with open space and/or building
expansion above to further reinforce pedestrian connection.
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VAIL VILLAGE
DESIGN CONSIDERATIONS
Original Date June 11, 1980
Revised December 15, 2005:
Ordinance 18, Series of 1992
Resolution 21, Series of 2005
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INTRODUCTION
Background
These Design Considerations are an integral part of the Vail Village Urban Design Plan. The Plan as a
whole is the culmination of many month's effort by residents, merchants, Town staff, and consultants to
develop a mechanism to manage physical change in the Village. It is an attempt to identify aspects of the
physical character of the Village and to assure as far as possible that future changes will be consistent
with the established character, and will make positive contributions to the quality of life.
Vail was originally conceived as a mountain resort in the pattern of quaint European alpine village. It
remains fairly faithful to that image today, because of the commitment of its early founders to that
concept. However, recent rapid growth, both in size and popularity, has introduced new pressures for
development, which many feel threaten the unique qualities from which that success has been derived.
There are rapidly increasing land values and resulting pressures to expand existing buildings, infill
parcels, and even totally redevelop parcels less than 15 years old. This pressure for growth has brought
with it the potential for significant change. New materials, new architectural styles, the premium on land
usage, and sheer numbers of people and cars all have potentially major impacts on the character and
function of Vail.
That is not to imply that all growth and change in Vail is negative. There are many areas that are
underdeveloped. The actual area of Vail that gives it its unique character is but a small area of the
Village. There are definitely opportunities to extend the character of the Core beyond its current limits.
These Design Considerations, and the Urban Design Plan as a whole, are intended to guide growth and
change in ways that will enhance and preserve the essential qualities of Vail Village. This character, while
inspired to a degree by European models, has evolved into a distinctly local interpretation. Any standards,
in the end, must be based upon Vail's own unique characteristics, and potential now. To preserve this
character, care must be taken to avoid both new architectural prototypes, and historical ones, local or
foreign, which do not share the same design vocabulary. These Design Considerations are a recognition
that there is a distinctive design character to the Village and that this character is important to preserve.
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The Design Considerations
The characteristics identified herein, are first of all, descriptions of the primary form-giving physical
features of the Village. They are not exhaustive. They are a description of those key elements without
which the image of Vail would be noticeably different. They are divided into two major categories:
Urban Design Considerations
General, large-scale land use planning issues, 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. This Commission also has review responsibilities for additional zoning code
compliance such as density control, parking, etc.
Architecture/Landscape Considerations
Detail, details, style and overall appropriateness of a design for a given site. These considerations are
reviewed primarily by the Design Review Board (DRB).
Below is a general checklist of major issues and concerns which the applicant must address in the course
of the review process. Each of the following items should be addressed at least briefly in any application
hearing or submittal:
Urban Desian Considerations Architectural/Landscane Considerations
1. Pedestrianization I. Roofs
2. Vehicle Penetration Form
3. Streetscape Framework Pitch
4. Street Enclosure Overhangs
5. Street Edge Composition
6. Building Height Stepped Roofs
7. Views Materials
Construction
Zoning Code Items 2. FACADES
1. Density Control Materials
2. Landscape Area Reduction Color
3. Parking Transparency
Windows
Doors
Tri m
3. BALCONIES
4. Color
Size
Mass
Materials
Construction
DECKS & PATIOS
5. ACCENT ELEMENTS
6. LANDSCAPE ELEMENTS
Plant Materials
Paving
Retaining Walls
Lighting
Signage
7. Materials
Construction
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Secondly, the design considerations are intended to serve as guideline design parameters. They are not
seen as rigid rules, or "cookbook design elements" to bring about a homogeneous appearance in Vail.
Rather, they are a statement of interpretation, subscribed to by the Town Planning/Environmental
Commission and Review Board, as to the present physical character and objectives of the Village. They
are intended to enable the Town staff and citizen review boards to more clearly communicate to property
owners planning and design objectives, and allow property owners in town to respond in general
conformance or to clearly demonstrate why departures are warranted.
Finally, these guidelines are intended to help influence the form and design of buildings, not to establish
minimum building volumes. Often more than one criteria applies to a given situation e.g. Building Height,
Enclosure, Views and Sun/Shade - all are concerns applicable to building height and massing - and they
may be mutually conflicting if judged on equal terms. It is the role of the review boards, together with the
applicant, to determine the relative importance of each consideration for a given situation. They then must
apply those considerations to assure that a balance is achieved between the rights of the public and
private sectors.
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URBAN DESIGN CONSIDERATIONS
A. PEDESTRIANIZATION
All new or expansion construction should anticipate the appropriate level of pedestrianization adjacent to
the site.
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 the Urban Design
Guide Plans, and accompanying Design Considerations, are to reinforce and expand the quality to
pedestrian walkways throughout the Village.
Since vehicular traffic cannot be removed from certain streets (bus routes, delivery access) a totally car-
free pedestrian system is not achievable throughout the entire Village. Therefore several levels of
pedestrianization are proposed:
1. pedestrian-only streets =-��
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2. Pedestrian streets with limited delivery traffic : ��� ���� �f�f,�b� Wgt�
with sufficient width for unimpeded pedestrian - -
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3. separated pedestrian walks where street -
width and traffic volume (trucks, shuttle bus, etc)
preclude joint vehicle/pedestrian use of the .,. ,., ;,, ,
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4. Primary vehicular routes minimal pedestrian development confined to wide shoulder, sidewalk, or
separate pathway.
The Framework Circulation Plan and sub-area Guide Plans designate the specific type of street
development desired for major streets in Vail Village.
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B. VEHICLE PENETRATION
To the maximum extent possible, all non-
resident traffic should be routed along the -
Frontage Road to Vail Village/Vail Lionshead � '
parking structures. � ' �t���
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In conjunction with pedestrianization objectives, - �"
major emphasis is focused upon reducing auto ������ '���� . �'�+c��6
penetration into the center of the Village. Vail ��� ��t��� '
Road and Vail Valley Drive will continue to serve �
as the major routes for service and resident �
access to the Village. � � `
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Road constrictions, traffic cirdes, signage, and �.raa� �,,�}ri��ro��� �
other measures are indicated in The Guide '�
Plans to visually and physically discourage all � ��tr+�F �r[�+�5*� }�
but essential vehicle penetration beyond the ���� ���� �
Frontage Road. Alternative access points and � ���� ��
private parking relocation, where feasible,
should be considered to further reduce traffic �'� ���
conflicts in the Village.
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C. STREETSCAPE FRAMEWORK _
To improve the 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:
1. Open space & landscaping - berms, grass, - �
flowers and tree planting as a soft, colorful -
framework linkage along pedestrian routes; and �
plazas and park green spaces as open nodes �
and focal points along those routes. ��
2. Infill commercial storefronts expansion of •
existing buildings, or new infill development to .
create new commercial activity generators to
give street life and visual interest, as attractions
at key locations along pedestrian routes.
It is not intended to enclose all Village streets
with buildings, as in the Core Area. Nor is it
desirable to leave pedestrian streets in the open
and 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 create a strong
framework for pedestrian walks as well as visual
interest and activity.
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D. STREET ENCLOSURE
While building facade heights should not be �'�i
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uniform from building to building, they should � �:��
provide a "comfortable" enclosure for the street. ` `'= '
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Pedestrian streets are outdoor rooms whose ;�
walls are formed by the buildings. The shape �.. -� • :,. '� .
and feel of these 'rooms' are created by the � �` � s � �
variety of heights and massing (three-
dimensional variations) which give much of the ,�
visual interest and pedestrian scale unique to
Vail. �w�i''��G��*
Very general rules, about the perception of
exterior spaces have been developed
(empirically) by designers, based on the
characteristics of human vision.
They suggest that:
an external enclosure is most comfortable where
its walls are approximately '/2 as high as the
width of the space enclosed;
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if the ratio falls to k or less, the space seems
unenclosed; and
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if the height is greater than the width, it comes to
resemble a canyon.
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In actual application, facades are seldom ,
uniform in height on both sides of the street, nor
is this desired. Thus, some latitude is
appropriate in the application of this 1/2 - to - 1 r � `p
ratio. Using the average facade height of both g
sides will generally still be a guide to the � �
"comfortableness" of the enclosure being
created. �
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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 often ; ;,,:;- ``�.:::���
advantageous to orient any longer segments in
a north-south direction. Long canyon streets in
an east-west direction should generally be
discouraged. ���� ``:3
When exceptions to the general height criteria
occur, special design consideration should be �c�t��� ��,
given to creating a well-defined ground floor �f��' �j
pedestrian emphasis to overcome the canyon z - ,
effect.
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Canopies, awnings, arcade and building �,
extensions can all create a pedestrian focus and �" !' "' � "�" — y �
divert attention from upper building heights and
'canyon' effect. For other considerations on p�ry��K
building massing, see: �����, ���
Building Height �'P� '�^��+�'
Sun/Shade Views
Street Edge - �. __ .
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E. STREET EDGE
Buildings in the Village Core should form a
strong but irregular edge to the street.
Unlike many American towns, there are no �
standard setback requirements for buildings in �
Vail Village. Consistent with the desire for � �
intimate pedestrian scale, placement of portions �,�jl �' �
of a building at or near the property line is `� � � � � �
allowed and encouraged to give strong definition � �' °�- �— -� �'
to the pedestrian streets. "� � ���+ ``
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This is not to imply continuous building frontage 5 ,,�
along the property line. A strong street edge is 1��'��
important for continuity, but perfectly aligned
facades over too long a distance tends to be
monotonous. With only a few exceptions in the
Village, slightly irregular facade lines, building
jogs, and landscape areas, give 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
- arcades
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-tree planting � �
- raised decks �
- raised sidewalks �
-texture changes `
in ground surface ���,�+��, ,�����
Plazas, patios, green areas are important focal �� � � � �
points for gathering, -
resting, orienting and should be distributed
throughout the Village �'�'r��
With due consideration to: 1�� �� ��, !I ��
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- spacing ���f�7
- sun access ���
-opportunities for views
- pedestrian activity ��± �, � � i
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See also: �°ti �". '� '+�`• �3 �
Sun/Shade ' •` "� ` `�,�
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Building Height '�, "�,y� �'�k �k
Street Enclosure �� � ��.
Views
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F. BUILDING HEIGHT
Basically, the Village Core is perceived as a mix of two and three story facades, although there are also
four and five story buildings. The mix of building heights gives variety to the street--which is desirable.
The height criteria are intended to encourage height and massing variety and to discourage uniform
building heights along the street.
The definition of height shall be as it is in the Vail Municipal Code. Building height restrictions in
Commercial Core I shall be as follows:
1. Up to 60% of the building (building coverage area) may be built to a height of 33 feel or less.
2. No more than 40% of the building (building coverage area) may be higher than 33 feet, but not higher
than 43 feet.
3. Towers, spires, cupolas, chimneys, flagpoles, and similar architectural features not useable as Gross
Residential Floor Area may extend above the height limit a distance of not more than twenty-five percent
of the height limit nor more than fifteen feet.
4. The above heights are based on an assumed 3 feet in 12 feet or 4 feet in 12 feet roof pitches. To
accommodate and encourage steeper roof pitches (up to 6 feet in 12 feet), slight, proportionate height
increases could be granted so long as the height of building side walls is not increased (see diagram
following).
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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 natural features are reminders 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 have been adopted as part of Chapter 12-22
of the Vail Municipal Code. The view corridors adopted should not be considered exhaustive. When
evaluating a development proposal, priority should be given to an analysis of the impact of the project on
views. Views that should be preserved originate from either major pedestrian areas 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 natural elements that contribute to the sense of place associated with Vail.
These views, 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 approved under
Chapter 18.73. Adopted corridors are listed in Chapter 12-22 of the Vail Municipal Code. Whether
affecting adopted view corridors or not, the impact of proposed development on views from pedestrian
ways and public spaces must be identified and considered where appropriate. The Vail Land Use Plan,
Town Policies, the Urban Design Guide Plans, and other adopted master plans, shall be used to help
determine which views may by affected, and how they should be addressed. (Ord. 18(1992)§ 12)
i�n�����' i�{�`�� r�'��r� •
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10
H. SERVICE AND DELIVERY
Any building expansion should preserve the functions of existing service alleys.
The few service alleys that exist In the Village are extremely important to minimizing vehicle congestion
on pedestrian ways. The use of, and vehicular access to, those alleys should not be eliminated except
where functional alternatives are 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 usage. Rear access,
basement, and below-ground delivery corridors reduce congestion. Weather protection increases
delivery efficiency substantially.
Below grade delivery corridors are - found In a few buildings in Vail Village (Sitzmark/Gore Creek 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 constructed or remodeled, the opportunity may
exist to develop segments of a future system.
11
I. SUN/SHADE
Due to Vail's alpine climate, sun is an important
comfort factor, especially in winter, fall and �
spring. Shade areas have ambient ����� ���
temperatures substantially below those of �7�"� ��t �f���
adjacent direct sunlit areas. On all but the ���r� �
warmest of summer days shade can easily lower
temperatures below comfortable levels and , � ��,j��}'�
thereby negatively impact uses of those areas. �",�-[t� e��'---
�cr .� �i��,.
All new or expanded buildings should not � ,j 1
substantially increase the spring and fall shadow � ,� y!i
pattern (March 21 through September 23) on � , I ��� ��
adjacent properties or the public R.O.W.
. _ _ . __ ..,__._ . . .__ '_._. . .. - .
In all building construction, shade shall be � `
considered in massing and overall height
consideration. Notwithstanding, sun/shade
considerations are not intended to restrict . •
building height allowances, but rather to �• �� °'� -�
Influence the massing of buildings. limited �'-�� ��
height exceptions may be granted to meet this '�������~-�, , � �� ` �
criteria. � � I
� �' �
Additions to existing buildings may be created In ,
several ways to avoid extending shadow ,,; t
patterns. :� „�y#ay�@ ���,
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12
ARCHITECTURE/LANDSCAPE 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 are visibly dominant, and generally �
consistent, which tends to unify the building - _
diversity to a great degree. The current �
expression, and objective, for roofs in the Village
is to form a consistently unifying backdrop for
the architecture and pedestrian streetscape, and r � f tif .,�-;.;:�
to avoid roofs, which tend to stand out
individually or distract visually from the overall
character.
Roof Forms -
Roofs within the Village are typically gable in - -"``-
form and of moderate-to-low pitch. Shed roofs - - -
are frequently used for small additions to larger - - - -
buildings. Freestanding shed roofs, butterfly
roofs and flat roofs 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 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 �F� ��
local vernacular style, which should be ,
respected.
Pitch
Roof slopes in the Village typically range from '��,
3/12 to 6/12, with slightly steeper pitches in
limited applications Again, for visual consistency �
this general 3/12-6/12 range should be
preserved. (See Construction below.) ��'�� `� �� *�'�
13
Overhangs
Generous roof overhangs are also an
established architectural feature in the Village - = -
a traditional expression of shelter in alpine .P,...��.,..�:
environments. Roof overhangs typically range �,��,�� ` ��+�^
from 3 to 6 feet on all edges. Specific design
consideration should be given to protection of
pedestrian ways adjacent to buildings. Tee falls,
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 �F`�r„�
overhangs, simply or decoratively carved. The ��
roof fascia is thick and wide, giving a substantial
edge to the roof.
Compositions
The intricate 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 f�� ���� �►c��s„�,,� �`_
preferred to either a single or a complex - �c�r�•�
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 �j�,V,ry _ �
than a backdrop composition.
1 -
Stepped Roofs
As buildings are stepped to reflect existing grade � -
changes, resulting roof steps should be made - - =
where the height change will be visually
significant. Variations which are too subtle
appear to be more stylistic than functional, and
out of character with the more straightforward
roof design typical in the Village. ___ - - -
�,��,a�,�"' - _ -
- - �
` ` '�
:..:. ; :
:,.�r
14
Materials
Wood-shakes, wood shingles, and built-up tow
and gravel are almost exclusively used as roof
materials in the Village. (See Construction
below.) For visual consistency, any other
materials should have the appearance of the
above.
Construction
Common roof problems and design con-
siderations 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 construction details, ' `' � �
and town ordinances.
J��-
For built-up roofs, pitches of 4/12 or steeper do
� �lIK��G�3� u►�����Ge
not hold gravel well. For shingle roofs, pitches �
of 4/12 or shallower often result in ice dams and ���������r�°��
backflow leakage under the shingles. �,�f �`,� �„���..��
'� � �nr� ar,#� �
Cold-roof construction is strongly preferred,
unless warm-roof benefits for a specific
application can be demonstrated.
Cold-roofs are double roofs, which insulate and
prevent snowmelt from internal building heat. By
retaining snow on the roof, many of the problems
listed 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 the Vail climate, especially
in shaded north side locations. Heating the
interior circumference with heat-tape elements or
other devices is generally necessary to assure
adequate runoff control in colder months.
15
FACADES (and materials — excluding glass) should not
exceed four nor be less than two.
A color/material change between the ground floor
Materials and the upper floors is a common and effective
reinforcement of the pedestrian scale of the
Stucco, brick, wood (and glass) are the primary street.
building materials found in the Village. While not
wishing to restrict design freedom over-much, High chroma colors can be used for signage,
existing conditions show that within this small accents, doors, canopies, wall graphics and other
range of materials-much variation and similar elements as long as they do not dominate
individuality are possible while preserving a basic either the building they are used on, the adjacent
harmony. Too many diverse materials weaken buildings, or the streetscape (see E. Accent
the continuity and repetition, which unifies the Elements).
streetscape.
The color schemes for all properties shall be
Of the above materials, stucco is the most considered on a case-by-case basis. (Res. 21
consistently used material. Most of the buildings (2005) § 1.000)
in the Village exhibit some stucco, and there are
virtually no areas where stucco is .entirely
absent. It is intended to preserve the dominance � ��1 �� �I �J f j� �� ' ����
of stucco-by its-use in portions, at least, of all , j + �
new facades, and b assurin that other '� 'r , �
materials are not used to the exclu�sion of stucco � . ,� ' �� � � l
in any sub-area within the Village. � �` " i ;�
COIOC
�- � r �
The intent of these regulations regarding color
shall be to provide greater latitude in the use of
color in Vail Village in order to create visual
interest and to enliven the area. Colors used
should retain a discernible consistency within a
general range of colors relating well to the colors
found in the surrounding mountain backdrop of
Vail, but need not be specifically found in that
environment.
All colors used shall relate to the colors of the
natural materials found on the buildings like wood
tones, slate roof colors, stone colors and the like.
Additionally all building colors shall work with the
colors of the buildings in proximity as well as with
all natural landscape materials found nearby.
While there is no restriction per se on specific
hues, primary colors of high chroma shall not be
used on building surFaces but can be used in a
limited fashion for accents. Body colors, both
siding and stucco, shall be rich and lively but
must be less chromatic shades, which relate to
natural colors and can be either light or dark. All
stucco shall have a flat finish.
Generally, to avoid both "busyness", and weak
visual interest, the variety of major wall colors
16
Transparency
� � �+� i�ts ,p��i��`c�7
Pedestrian scale is created in many ways, but a �, �����t u��+�o�� p�+„�,r,'
major factor is the openness, attractiveness, and � �+i��,
fi"
generally public character of the ground floor ;
facade of adjacent buildings. Transparent store '*_ _ _ �� � _
fronts are "people attractors", opaque or solid � � � �
walls are more private, imply "do not approach". � �'� �' #�• ,,� � �� ���. -�� '
On pedestrian-oriented streets such as in the y `��� �-: ;,� �� ��� � �
Village, ground floor commercial facades are -
proportionately more transparent than upper
floors. Upper floors are typically more '���� ��������,,p���,�
residential, private and thus less open. � ���k� � ,�
As a measure of trans arenc , the most ���� � ����
p Y
characteristic and successful ground floor
facades range from 55°/o to 70% of the total
length of the commercial facade. Upper floors
are often the converse 30%-45% transparent.
Examples of transparency � �
(lineal feet of glass to lineal feet � � �� �
of facade) on ground level: - _
- Covered Bridge Bldg. 58%
- Pepi's Sports 71% —— �
- Gasthof Gramshammer 48%
-The Lodge 66% � � � � ������
- Golden Peak House 62% � �� � ��^ �
- Casino Building 30% � ���� �� ��'���
- Gorsuch Building 51% ;�
.� �
��
�t �ti��*��,.�a�
17
WINDOWS
In addition to the general degree of '�
transparency, window details are an important
source of pedestrian scale-giving elements. ��
The size and shape of windows are often a � �
response to the function of the street adjacent. � ��
For close-up, casual pedestrian viewing � ���'
windows are typically sized to human-sized
dimensions and characteristics of human vision.
(Large glass-wall storefronts suggest '"�
uninterrupted viewing, as from a moving car.
The sense of intimate pedestrian scale is � �
diminished.) Ground floor display windows are t �,
typically raised slightly 18 feet f and do not ��
extend much over 8 feet above the walkway �� ` '� _
level. Ground floors which are noticeably above • .;�,, �
or below grade are exceptions. -: � � �` '" �r�: -
�..'�'. � �. �.y.f V'-k f
..... 1 ___. . . ... .4..y'. A __. . * ". �
The articulation of the window itself is still r�+�r���
another element in giving pedestrian scale �t �fa�r
(human-related dimensions). Glass areas are e�++���
usually subdivided to express individual window ; , �l�r���
elements - and are further subdivided by f� � � � �t+�
mullions into small panes - which is responsible �t'�' � �
for much of the old-world charm of the Village.
Similarly, windows are most often clustered in ��+o+d '�r+r�#,s'� r,��f+��r�
banks, juxtaposed with plain wall surfaces to ��
give a pleasing rhythm. Horizontal repetition of
single window elements, especially over long .� °?. ; ^, � � �
distances, should be avoided.
:,
�
�� � t� -e�"���
�.�� `�-�� ��
.. _ �+T �' �I�
- �,��
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- "��'�� �� �� . �' � .
18
Large single pane windows occur in the Village,
and provide some contrast, as long as they are ��� �, ��''�� ��+��
generally consistent in form with other windows. �'
Long continuous glass is out of character. :,',;-�r f f , "r��
j- � ��I
Bay, bow and box 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 consistent 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. �
� ��
, ��
� . �
'
� , .
�
19
DOORS � �� �,��.i�
Like windows, doors are important to character :� - ,�} �t ����
and scale-giving architectural elements. They
should also be somewhat transparent (on retail °� � �'"��t� ��"+��'�
commercial facades) and consistent in detailing
with windows and other facade elements.
Doors with glass contribute to overall facade
transparency. Due to the visibility of people and
merchandise inside, windowed doors are
somewhat more effective in drawing people
inside to retail commercial facades. Although �� �� �
great variations exist, 25-30% 1 transparency is � o. ��I �
felt to be a minimum transparency objective. . a.._ ...;. ��,,,�
Private residences, lodges, restaurants, and �r� � [� �
other non-retail establishments have different ' [�� p�+��
visibility and character needs, and doors should ` ` ""'
be designed accordingly. Sidelight windows are -
also a means of introducing door transparency '
as a complement or substitute for door'
windows. �a� _ ,,
� �� � Af �4��
Articulated doors have the decorative quality � '��� �t�'�Y,
desired for Vail. Flush doors, light aluminum � '�' ,-_'���`` ��
frames, plastic applique elements all are �*�* i�;'��.�'-<-
considered inappropriate.
�;r�.�n �I.�..�r
NOTE: Security is an important design
consideration in Vail. Deadbolt locks are T �"`"'
encoura ed. Locks, door handles and lass I'�''�_"'`'' ' ��`i°�
9 9 � ;:<.:;;:;=�::..
should all be designed to discourage break-ins. �3r'.:?:::;=;�r, ��%���
}'� :�:,::�,. ��,,r�
Security-design discussions with the Town .':;:;}�?,.;�;;;;I
police staff are encouraged. " �
As an expression of entry, and sheltered .
welcome, protected entryways are encouraged.
Doorways may be recessed, extended, or
covered.
�=�_=_-
-__ - :�
--�=r_� ��,
r'�� �.�'e�d� �+�+er�.
20
TRIM
Prominent wood trim is also a unifying feature in -
the Village. Particularly at ground floor levels, ��� � � ,�� �
doors and windows have strop , contrasting � � f ;
(see Color-Facades) framing elements, which tie d�n�+ -
the various elements together in one
composition. Windows and doors are treated as * ���
strong visual features. Glass-wall detailing for - - `
either is typically avoided.
DECKS AND PATIOS
Dining decks and patios, when properly ������ ��. ��� ����� � T
designed and sited, bring people to the streets, � ���� �r ~ �
opportunities to look and be looked at, and �'��''�
generally contribute to the liveliness of a busy � �����,���� �� �,�r;��. �f����
street, making a richer pedestrian experience �� ��� �++���+�
t h a n i f t h o s e s t r e e t s w e r e e m p t y.
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 feet to give views into the pedestrian �' c.lr�r+� �*p`�
walk (and not the reverse) A - �� �� : ,
- physical separation from pedestrian walk of to �' �
(planter better than a wall) overhang gives a �
pedestrian scale/shelter. l �
Decks and patios should be sited and designed �-�'t.
with due consideration to: - �� �r,�'�.� ��+,�,
- sun -views `
-wind - pedestrian activity
21
BALCONIES � —� �
� f �
Balconies occur on almost all buildings in the � '�� p �
Village which have at least a second level :i'',� �
: �
facade wall. As strong repetitive features they:
-give scale to buildings � ,
-give life to the street(when used) r�;~ �
- add variety to building forms I '
- provide shelter to pathways below. �,� ' �' _
i �� - .
The prominence of balcony forms is due to �_ , 6 ��� `� _ F
several fairly common characteristics:
Color . � � ' ' �'�,���
• � , i �' �Il �� �i��i�� � ���C� ku+n���
They contrast in color (dark) with the building, ' . ���;�
typically matching the trim colors (see Facade- � I '
Color). � < ;: ,� -:�:.� E���i.e f�r�
'�=�'"� %` '�{ fi�:a�, �LJr��r
SIZe � _ �'�S�°�rr
� ,
, �
They extend far enough from the building to cast
.a prominent shadow pattern. Balconies in Vail "- . _ � �- �
are functional as well as decorative. As such, • � -�- �r '"�'�'���' �
� `x"° ,�� ` �C� .�►7�a�
they should be of useable size and located to � � � ����a�{�u+
encourage use. Balconies less than six feet � • ,]
deep are seldom used, nor are those always in t' � V , '��'��'�'� .
shade, not oriented to views or street life. { �,� ` I._! � �'"�� ��
,� an��►�7�#aw�
{�� r'� '�.��'��� _
Mass � .
They are commonly massive yet semi-
transparent, distinctive from the building, yet
allowing the building to be somewhat visible � e ��':'� � ,.i
behind. Solid balconies are found occasionally, � � � � � �
and tend to be too dominant obscuring the , � ° � � � i � j i
building architecture. Light balconies lack the
visual impact which ties the Village together.
�aI-��+ '7'� Lr.�1T
22
Materials �,��
Wood balconies are by far the most common. �' 1 -�
Vertical structural members are the most �
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.
d
I
�� ��.
Construction
� �e �,
Cantilevered beams, beams extended to support ��
the balcony, are most often visibly exposed on
the underside of balconies. As such they are an
expression of structure and tie the balconies to
the building visually. .�
� +��fi�7 vf�#ru�#�are'� �
23
ACCENT ELEMENTS
The life and festive quality 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- canvas, bright color or stripes of two colors.
Flags, banners- hanging from buildings, poles, and even across streets for special occasions.
Umbrellas- over tables on outdoor patios.
Annual color flowers - in beds or in planters.
Accent lighting - buildings, plazas, windows, trees (even Christmas lights all winter).
Painted wall graphics-coats of arms, symbols, accent compositions, etc.
Fountains-sculptural, with both winter and summer character.
LANDSCAPE ELEMENTS
Landscape considerations include, but go beyond, the placement of appropriate plant materials.
Landscape considerations include:
- plant materials
- paving
- retaining walls
- street furniture (benches, kiosks, trash, etc.)
- lighting
- signage
Plant Materials
Opportunities for planting are not extensive in the Village, which places a premium on the plant selection
and design of the sites that do exist. Framework planting of trees and shrubs should include both
deciduous and evergreen species for year round 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 setting.
Some typical local plant materials include:
Trees Shrubs
Narrow-leaf cottonwood Willow
Balsam poplar pogwood
Aspen Serviceberry
Lodgepole pine Alpine currant
Colorado spruce Chokecherry
Subalpine fir Mugho pine
Potentilla
Buffaloberry
24
Pavina
The freeze/thaw cycle at this altitude virtually eliminates common site-cast concrete as a paving surface
(concrete spall). High-strength concrete may work in selected conditions. Asphalt brick (on concrete or
on sand), and concrete block appear to be best suited to the area.
In general, paving treatments should be coordinated with that of the public R.O.W: adjacent. The Town
uses the following materials for all new construction:
- asphalt-general use pedestrian streets
- brick on concrete -feature areas (plazas, intersections, fountains, etc.)
Retaining Walls
Retaining walls to raise planting area 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 veneer-Village Core pedestrian streets (typical)
- rounded cobble hidden mortar - in open space areas if above type not already established nearby.
(example: Town of Vail entry wall)
Wood retaining walls are strongly discouraged due to deterioration caused by the harsh climate. They
may be effectively used with appropriate detailing to resist rot and express crafted joint conditions.
Lighting
Light standards should be coordinated with those used by the Town in the public R.O.W.
Siqnaae
Refer to Town of Vail Signage Ordinance.
Colorful annuals are used in key locations throughout the Village to accent pedestrian areas, highlight
building entries, and as plaza focii. These color accents can be provided in:
- retained planting beds
-flower boxes
- hanging pots, baskets
-ground beds
25
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 � ���i
and future ones avoided. ; ' �
�
�...,-.4
Garbage, especially from food service ����
establishments must be carefully considered, ���`�i
including: '
- quantities generated �� �����a
- pick-up frequency/access 1�T �
- container sizes
- enclosure location/design �as�.� �'w
-visual, odor impacts �`�'T�'a'�'
�j�t �����
Garbage collection boxes or dumpsters must be ,
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
���+ � �
cr�df.r�s�+ta�. � ,�11��
Durability of the structure and operability of ,��
doors in all weather are prime concerns. Metal �
frames and posts behind the preferred exterior `� _ - -
materials should be considered to withstand the �'`f - V -
inevitable abuse these structures suffer. ��
26
UD Review 9(4), 1986
THE VAIL VILLAGE URBAN DESIGN GUIDE PLAN: A Framework For Guiding
Development
Thomas A. Braun and Jeffery T. Winston
One of the nation's first ski-area "new towns," time when the entire ski Industry was
Vail, Colorado grew up around the base of Vail experiencing considerable growth and by the
Mountain in the early 1960's. Over the next mid-1970's, a community that only a decade
quarter century, an area that had once seen only earlier had strongly encouraged development
sheep ranching and logging was transformed suddenly found Itself facing new building permit
into one of the nation's premiere resort applications almost daily. Increasing land costs
communities. Today the town of Vail stretches led to buildings being constructed with an
for eight miles along a narrow valley and has a emphasis upon maximizing square footage with
permanent population of 5,000 that can swell to little or no attention paid to how it may affect the
over 30,000 during peak periods. fabric of the Village. Buildings that, at one time,
had design features such as
The area that would r�� -` " t � f- landscaped setbacks and a
� '`�.'��. 1
become known as Vail �� a ��'._ + �� -_ � � pleasant variety of roof
Village was, initially, little �, �"'"`� �'����'���- .� ��., pitches, were being replaced
more than a small cluster ��� �-_�-�#''�'�x.��� ,i ''� by structures built to their
of shops and lodges at the �-�° - ������` ��-� �� maximum site coverage and
base of Vail Mountain. -� -• -� `� °_ � � A�� �,r��;, height limitation.
With the increasing �,`` f��� � ��; � �,"� �;. _ �,�"�
popularity of the ski ��" �. ��'���'�=�,�. , _� ;,,+� Standard zoning regulations
mountain, the Village ,���`_ `�"�,'",,,� � � '� --•'� ,` � -- had been in place since
expanded far beyond the � ` �y;#�`;• ��,�-''��`l- -� � 1967, but during a time of
� .
origina l vision o f i ts L;,r�:,, �i� ` �:�.,�a-� low in tensi ty deve lopmen t,
f o u n d e r s. T h o u g h t h e � -'.�#T [�.: ' '��'�-��°w��7�:��: �"� t h e y h a d n o t h a d a
�����w,� �
Town of Vail has grown to �.�T�.-.�, + � j�,��i����,����+ - significant effect on the
include a number of other �"4`��, + ��,���F�,. — ��� shape of development. Only
activity centers as well as �����''��::,,������� ��iqr_� with increased pressure to
�.�:,�'�_�r ,-� �._ � ��.��z-
numerous shopping areas _ _ ��,��f� � {F �. �n�-- � T build to the allowed limits
and residential neighbor- ` - ; • --�rT '�-� �''�*�- �����-}_• was it recognized that the
�
hoods, Vail Village remains � -=���5 � , �'-��`�,�`'� �' r`� Town's zoning controls were
the central focus of the ,�� __—�.�� � `� �;�;�+�' ��`: too rigid to encourage
communit . - --� --`�-�:� �' � sensitive desi n solutions
Y _��,►� -. _ -_ � ,� �v`� �; 9
— -- - ����,•-.� .��` � �'� �{ ' and, in fact, produced an
Originally, Vail Village was " ��`� urban form different from the
patterned after a composite of Swiss alpine traditional Vail Village. After declaring a
villages. Subsequent development amplified moratorium on building, a need was soon
this theme evolving a fairly consistent identified for the Town to create a better
architectural style, irregular street patterns, and development review process to guide new
low buildings of two to four stories. A very construction in the Village. The goal was to
successful activity center with mixed commercial guide growth and change in ways that could
and residential character, Vail Village became enhance and preserve the essential qualities of
pedestrianized with restrictions placed on the Village.
vehicle access. Public plazas, interconnecting
pedestrianways, and outdoor dining decks all DEALING WITH TOO MUCH OF A GOOD
added to the Village ambiance that along with THING
the consistent .architectural character is largely The Town's planning staff began to work with an
responsible for Vail's attraction and success urban design consultant in 1978 to address the
today. design and development issues facing Vail
The development of the ski area occurred at a Village. After an extensive process of field
27
analysis of existing conditions, during which it architecture and site planning in the Village.
was found that the Village's character was They require that care be taken to preserve this
established by the overall built environment character by avoiding both new and historic
rather than any dominant individual structures, a architectural types that do not share the same
series of public workshops was held. Billed as design vocabulary.
"roll up your sleeves" sessions, they sought to
identify community goals for physical Specifically, the Design Considerations address
improvement goals to be included in a plan to only the primary, form-giving, physical features
guide development and redevelopment in the that, taken together, determine the image of
Village. Vail. These elements are divided Into two
categories Urban Design and
The product of these efforts, the Vail Village Architecture/Landscape Design:
Urban Design Guide Plan, not only sets
architectural guidelines, but also identifies Urban Design Considerations In general,
physical improvements desired in the Village, It these considerations address large scale site
was the goal of the Plan to ensure that future planning and urban form considerations.
changes in the Village would be consistent with These criteria are used in a first level of review
its established character and result in positive to evaluate a project's impact on the
contributions to the built environment. streetscape and its relationship to surrounding
structures. The Urban Design Considerations
THE VAIL VILLAGE URBAN DESIGN GUIDE include:
PLAN
The Vail Village Urban Design Guide Plan PEDESTRIANIZATION The degree to which
consists of two distinct elements: the Guide Plan the project reinforces the pedestrian
and the Design Considerations. Together, they character of the area;
establish the criteria and review process for
development and improvements in Vail Village. VEHICULAR PENETRATION Project
Each serves a different purpose, but both work compliance with restricted vehicle
toward creating the desired physical form of the requirements in certain areas, and other
Village. requirements to reduce vehicular
dependence;
The Guide Plan
The Guide Plan describes specific functional STREETSCAPE FRAMEWORK Preserving
and aesthetic Improvements as Identified by the the continuity of the built or landscaped
public workshop participants and is updated setting of the Village's walking experience;
regularly by the Town Council and the Planning
Commission. it responds to current issues and STREET ENCLOSURE Desired ratios of
perceived problems and guides planning in both building height to street width that determine
the public and private sectors. the comfort of outdoor urban spaces;
Diagramatic in nature, the Guide Plan Is STREET EDGE Preservation of a strong but
intended only to suggest the nature of desired Irregular edge to the street;
improvements and presents them in maps of
specific sub-areas throughout the Village, These BUILDING HEIGHT Regulations that not
Sub-Area Concepts include locations for pocket only establish limits, but also maintain the
parks and public plazas, circulation and variety characteristic of the village and
pedestrianization Improvements and they also VIEWS Identification of key views in the
identify locations of desired commercial Infill on Village and appropriate design response.
private land.
Architectural/Landscape Design After a
Design Considerations project receives Urban Design approval, it is
Analysis of Vail Village revealed that, while reviewed according to detailed guidelines
inspired to a degree by European models, it has related to issues such as balconies, building
evolved into a distinctly local interpretation. The materials, colors, and other specific design
Design Considerations nurture this unique elements. The design considerations dealt
character through a set of guidelines for with during this second level review include:
28
ROOFS pitches, materials, composition; site inspections. This stage in the review
process is critical to ensure that the detailed
FACADES transparency (window/wall ratio) design elements of a project are carried out.
materials, trim , doors;
Planning and Environmental Commission
BALCONIES styles, materials, effect upon The Planning and Environmental
building character; Commission (PEC) is the most prominent
review board involved In this process. The
DECKS AND PATIOS elevations, shelter, Commission is charged with first level
sun exposure, separation from street; review of a development project as it relates
to the Guide Plan's Sub-Area Concepts and
ACCENT ELEMENTS trim, flowers, water the general Urban Design Considerations,
features. awnings; Approval at this level is of aspects of
project's general form such as its footprint
LANDSCAPE ELEMENTS plant materials, structure, height, mass, and other factors
decorative walis, paving treatments and related to the "large scale" Urban Design
Considerations. This process is designed
SERVICE trash removal considerations. so that without an inordinate investment of
design time, a developer will know that, it
THE URBAN DESIGN REVIEW PROCESS approved at this level, he or she "has a
As outlined above, the Plan sets forth the criteria project."
to be used by the staff, Planning and
Environmental Commission, and Design Review Design Review Board
Board in reviewing development proposals. The Following approval by the PEC and
following outlines how the Guide Plan is used: additional design by the applicant, The
Design Review Board (DRB) reviews a
Planning Staff Review project with respect to detailed design
Because of the sensitive nature of the considerations, architectural style, and
Village and the detailed review process landscape elements. The DRB
involved, the staff has been successful in acknowledges that the basic form of the
holding pre-development conferences with structure has been approved and focuses its
developers prior to any significant design review upon the aesthetic detail established
work being done. At this meeting, the staff in the Guide Plan.
outlines the review process and, more
importantly, identifies issues that may be IMPLEMENTATION OF THE PLAN
critical to the proposed development. Given It was recognized early in the analysis of Vail
the subjective nature of design criteria, this that standard zoning regulations were not
Initial exchange is considered particularly adequately preserving the character of the
important. Village. Therefore, once the Guide Plan was
developed, steps were taken to integrate zoning
Throughout the design process, the planning regulations with the Plan's Design
staff often holds discussions and Considerations. The following are several
negotiations with the project designer examples of how zoning regulations were
concerning the proposal's compatibility with modified to facilitate the Implementation of the
the Guide Plan. In addition, an Guide Plan.
interdepartmental review is conducted to
receive input from the Public Works, Fire, Building Setbacks
and Police Departments. Once an All required setbacks In the Village have
agreement is reached, the staff plays a been eliminated. Building setbacks are now
proactive role in the public review process reviewed on a site-specific basis to
by making recommendations to the review determine a project's compatibility with
boards on each project proposal. Urban Design Considerations such as
streetscape framework, street enclosure,
Following approval of a project, the planning and street edge. This allows the project
staff remains involved by reviewing designer and the Town planners flexibility In
construction drawings and conducting on- establishing a building's footprint while
29
ensuring sensitivity to the street in their Horizontal Zoning and Density
design process. Control
Under the horizontal zoning of permitted
FROM THE PLAN: uses adopted In Vail Village street level
commercial space is reserved for retail
uses only. These zoning regulations do
� not allow professional offices and
� personal services at street IeveL Even
�*�'� more significant, however, was the
�. *,� �� •"- removal at all limitations on the amount
��k � �r��`�
����;: �:��; �1�;��, ►+ ,� ti; of retail floor area in the Village. This
� , � , ���� ���
�� �. �.��,F � .�� „qr;;��� places maximum reliance upon the
, � �,--. � � G u i d e P l a n c r i t e r i a f o r e v a l u a t i ng a
k�� '���� �=�� � proposed project's impact upon the
�,:�!'���+ street and surrounding areas. Rather
'^ than being bound by uniform and
����'"l . arbitrary floor area ratios, zoning in the
�i�o��, ��r���i�� ��r#�t ���� Village allows for any retail development
that satisfies the seven Urban Design
Considerations. Density limitations
have been maintained for residential
uses.
�-- ; �,,.: ,�,��������`����'!;' -_� ���.�m Building Height
�, '� ' ��'`'*`k� i __�X�`��'`' ` s� � Previous zoning regulations did not
,.�� ��.� �r��.".��� �4 ��}�� � t
�� � ��'��� y 4, ; rt•���+r recognize the Village s characteristic
`�� � �' ii�' � variation of roof heights. By stipulating
� , . : � � a �, � �
,�Al��; ►'��,�� ., �3',� � the percent of building that must fall in
�-,
N �'�,�� ��� _,, . "�` ,�''=� ;��.� � �'�- ' varying height ranges, the Urban Design
��6- - , ��„��� Considerations encourage the design of
��.., '_�,,�.��,� �, ,�� � �` ��" structures with a variety of roof heights..
��- �x, � Zoning regulations have been amended
� s�� to recognize this ratio in calculating a
building's height. In practice, this
��„ modification has been successful in
obtaining a variation of roof heights for
B„��e��� �c,�r +��.ai� ,xca�V�ty ��.�s �r►� �°'■�.'t all new structures in the Village.
Service Vehicle Access
�`+`I � �MFIy,L FR'Alf�Jy�?����'';�"''���»++�cE�iie��r�o�RS The edestrian nature of the Villa e is a
' ' rR..��� �r�cw ,._, w�� v�w�aaaioc.�e P J
�� ' . .�,,� , ._ . vital element of its success. However,
�= �,.�--��„ - ���""--�— loading and delivery functions are
necessary to its smooth operation. To
*'° �' �� ��.�, :, �rr ��� minimize potential conflicts between
, �,,,,.. _ _"'� ��:3 ��f`�� ,��q service vehides and pedestrians, 'lime
:� �r ''�'� "" r ���:] �'.f � � Pf�. s=,� zoning" was adopted to regulate
' �A � � ��.==.��� deliveries to specific daytime hours
' _ — . x when pedestrian traffic is at a minimum.
� Delivery vehicles are prohibited from the
�� Village's pedestrianized area during
_ "pedestrian rush-hours" (mornings and
' afternoons---the time when most skiers
�„�,,,� w�. }r�R,�n,� wi��s are arriving at or leaving the ski
mountain). Deliveries are also restricted
during the noon hour so as to minimize
negative impacts on the many outdoor
30
dining decks throughout the Village. conjunction with private sector development.
Many of the private sector improvements have
The importance of having integrated Urban Involved building expansions and facade
Design Considerations with the zoning improvements. Atypical of government
regulatory process cannot be overstated. regulations, the Urban Design Guide Plan
Traditional zoning controls provided the needed identified infill projects not allowed by previous
mechanism to achieve the subjective design zoning and thereby stimulated much of this
goals of the Guide Plan. By strengthening the development.
urban design fabric of the Village, zoning
modifications proved to be an essential element While the Urban Design Guide Plan has been
of the Plan. successful, its implementation has not been
without problems. Probably the most difficult
- aspect has been the varying interpretation of
what constitutes adequate compliance with the
�� •�,� Design Considerations outlined in the Plan. In
� ���
� �• an environment where every square foot of
�. s ;.{ � �� developable space is of great value,
'� �� - _-� � �� - ; � � disagreements can arise between the staff,
,���� F ` r�.� �t developers, and even the Planning Commission
�-�-� � on the merits of a project as it relates to the
����, -����� Plan's Design Considerations. It is not
�` �� uncommon for Planning Commission decisions
,
to be appealed to the Town Council over these
,� interpretative matters. Relying on these
subjective criteria is an inherent liability of
ui�� �'i6fFICIOF foregoing standard zoning requirements for this
type of review. Nonetheless, it is the feeling that
THE PRODUCTS AND PITFALLS OF THE these trade-offs have been worthwhile, and the
URBAN DESIGN PROCESS benefits of the design plan have far outweighed
The Vail Village Urban Design Guide Plan is the previous limitations imposed by more
generally regarded as the most successful traditional zoning and development review.
planning and design document the town of Vail
has ever had. This success can be attributed to
a number of factors. First of all, the extensive Thomas A. Braun is a Senior Planner with the
public process that went Into the development of Department of Community Development In Vail,
the Plan gave members of the community a Colorado. Mr. Braun is presently project
sense of ownership In the plan and provided manager in the development of the Vail Village
solid, long-term direction for Its use. In addition, Master Plan. He holds a B.A. in Geography
the Guide Plan is proactive in anticipating and from Gustavus Adolphus College and received a
identifying desired physical improvements in the Masters degree in Planning and Community
Village in a comprehensive manner. Another Development from the University of Colorado-
key element of the plan Is the review process it Denver in 1983.
establishes for development of the Village.
Jeffrey T. Winston is the principle of Winston
A way of ineasuring the success of the Plan is to and Associates, a Boulder, Colorado firm
consider the physical improvements completed specializing in planning, urban design and
since its adoption. Thirty of the sixty-one sub- landscape architecture. Mr. Winston is the
area concepts proposed in the Guide Plan have currant president of the Colorado Chapter of the
been completed and four others have been American Society of Landscape Architects. A
approved but remain unbuilt. Over half of the graduate of the University of Utah (B.A.
completed projects were Improvements to public Economics), Mr. Winston holds Masters in both
spaces including the development of plazas and Architecture and Landscape Architecture from
pocket parks, and improvements to pedestrian the University of Pennsylvania.
walkways. A majority of these improvements to
public spaces have been completed in
31
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