HomeMy WebLinkAboutVail Land Use Plan 2006 _ � �
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LAND USE PLAN
An element of the Town of Vail Comprehensive Plan
Adopted November 18, 1986
Updated March 23, 2006
MAJOR CONTRIBUTORS:
LAND USE PLAN TASK FORCE
Mr. Dan Corcoran, Town Council
Mr. Jim Viele, Planning & Environmental Commission
Mr. Joe Macy, Vail Associates
Mr. Bob Poole, Forest Service
Mr. Rod Slifer, At Large
TOWN COUNCIL
Mayor Paul Johnston
Mayor Pro Tem Kent Rose
Mr. Eric Affeldt
Mr. Dan Corcoran
Mr. Gordon Pierce
Mr. Hermann Staufer
Ms. Gail Wahrlich-Lowenthal
PLANNING & ENVIRONMENTAL COMMISSION
Mr. Duane Piper, Chairman
Ms. Diana Donovan
Mr. Bryan Hobbs
Ms. Pam Hopkins
Ms. Peggy Osterfoss
Mr. Sid Schultz
Mr. Jim Viele
CONSULTANTS
THK Associates, Inc.
Mr. Robert Giltner, Director of Urban and Regional Planning
Ms. Leslie Freeman, Senior Urban Planner
Mr. Roy Fronczyk, Senior Planner
STAFF
Ron Phillips, Town Manager
Larry Eskwith, Town Attorney
Mr. Peter Patten, Director, Department of Community Development
Mr. Rick Pylman, Planner II
AND MOST OF ALL
CITIZENS OF THE COMMUNITY
TABLE OF CONTENTS
CHAPTER I - INTRODUCTION...................................................................................................1
CHAPTER II - LAND USE PLAN GOALS / POLICIES...............................................................5
CHAPTER III - OPPORTUNITIES AND CONSTRAINTS ...........................................................9
CHAPTER IV- EXISTING LAND USE......................................................................................11
TABLE 1: EXISTING LAND USE................................................................................................16
CHAPTER V- SOCIOECONOMIC PROFILE ...........................................................................17
TABLE 2: PROJECTED VAIL AREA SKIER VISITS BY TYPE.................................................21
TABLE 3: PROJECTED TOWN OF VAIL POPLUATION AND HOUSEHOLDS BY TYPE.......22
TABLE 4: PROJECTED TOWN OF VAIL HOUSING UNIT DEMAND BY TYPE ......................23
TABLE 5: PROJECTED TOWN OF VAIL RETAIL SALES BY CATEGORY.............................24
TABLE 6: STATISTICAL SUMMARY .........................................................................................26
TABLE 7: LAND USE DEMAND- YEAR 2000...........................................................................27
TABLE 8: APPROVED UNITS / UNBUILT .................................................................................28
CHAPTER VI - PROPOSED LAND USE ..................................................................................29
TABLE 9: PROPOSED LAND USE - "PREFERRED LAND USE PLAN" .................................38
TABLE 10: PREFERRED LAND USE PLAN ANALYSIS ..........................................................40
CHAPTER VII - COMMUNITY FACILITIES ..............................................................................41
CHAPTER VIII - IMPLEMENTATION........................................................................................58
Amendments to Land Use Plan
(not including amendments to map)
1. RESOLUTION NO. 2 SERIES OF 2003
A RESOLUTION AMENDING THE VAIL LAND USE PLAN TO EXPAND THE BOUNDARIES
OF THE PLAN, AMENDING THE TEXT OF THE PLAN REGARDING THE EXCHANGE OF
UNITED STATES FOREST SERVICE LANDS, AMENDING THE DESCRIPTION OF THE "SKI
BASE" LAND USE DESIGNATION. (SEE PAGES 5, 31, 34, 51)
2. RESOLUTION NO. 3 SERIES OF 2006
A RESOLUTION AMENDING A CERTAIN SECTION OF THE VAIL LAND USE PLAN TO
ALLOW FOR ADDITION OF THE LIONSHEAD REDEVELOPMENT MASTER PLAN LAND
USE DESIGNATION, DELETION OF THE TOURIST COMMERCIAL LAND USE
DESIGNATION, AMENDMENTS TO VAIL LAND USE PLAN MAP. (SEE PAGE 33)
CHAPTER I — INTRODUCTION
1. Purpose of Project
During 1985, the Town of Vail, Community Development Department initiated the process of
developing a Comprehensive Plan for the Town. This process has involved the analysis and
design of a series of plan elements including:
A. Master plans for Ford and Donovan Parks, completed in 1985;
B. The Vail Village Master Plan, presently being completed; and
C. The Land Use Plan, contained in this document.
Following adoption of this key element of the Plan, other components are scheduled to be
undertaken including a Parks, Recreation and Open Space Plan and a Transportation Element.
These elements, when integrated together, will serve to guide the development of the Town of
Vail for the next fifteen years.
This document is intended to serve as a basis from which future decisions may be made
regarding land use within the Valley. The primary focus of the Land Use Plan has been to
address the long-term needs and desires of the Town as it matures. The Town of Vail has
evolved from a small ski resort founded in 1962 with 190,000' annual skier visits and virtually no
permanent residents to a community with 4,500 permanent residents and 1,223,450 annual
skier visits in the short time span of twenty-four years. The Town is now faced with the
challenge of creatively accommodating the projected growth, while preserving the important
qualities which have made Vail successful in the past— as a ski resort, as a permanent place to
live, and as a growing year-round resort. This is a considerable challenge, given the fact that
land within the Vial Valley is a well-defined "finite" resource, with much of the developable land
having already been developed at this junction. This Land Use Plan has been undertaken with
the goal of addressing this challenge.
A secondary purpose of the Land Use Plan project was to analyze a series of properties owned
by the Town of Vail, to determine their suitability for various types of community facilities.
Selected community facilities were analyzed for future needs and then matched with a series of
suitable sites owned by the Town.
' 1965-66 Annual Skier Visits — "The Contribution of Skiing to the Colorado Economy — Eagle
County Case Study— Colorado Ski Country U.S.A., 1982.
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2. Planning Process
The process which was utilized to complete the Land Use Plan has been a dynamic one, with
citizen participation playing an important role. The process has involved:
A. A systematic inventory of the physical properties of the Town, including the land
conditions and the statistical components of the socioeconomic base.
B. A thorough analysis of the inventory to determine the long-term implications of such data.
C. An interactive public participation process to solicit goals, desires, and needs of the citizen,
business and political communities within the Town.
D. A creative interpolation of the public input combined, with the development opportunities
and constraints, into a realistic and achievable Land Use Plan for the Town.
3. Public Participation
The public participation process has been a major factor in shaping the preferred Land Use
Plan.
A. The participation process was initiated with the following goals:
1) To develop an understanding of the forces which will direct the future of the
community.
2) To help discover the various futures which the community could have.
3) To help develop a "collective" vision for the future, which could be supported by the
community at large.
B. The public participation has involved the following steps:
1) A Land Use Plan Task Force was established to act as a steering committee to guide
the plan development process. This Task Force included a representative from the
Planning and Environmental Commission, the Town Council, Vail Associates, the Forest
Service, a Citizen/Business Community Representative and Community Development
Staff. This Task Force met regularly throughout the duration of the project to develop
policy and refine the plan as it progressed.
2) The "Town Meeting" was held early on in the process to introduce the Land Use Plan
project. There was a brief presentation of the purpose of the project and the project
schedule, which was followed by an open discussion of growth issues. The meeting was
well attended with a total of 60 participants. Those in attendance were asked to break up
into smaller groups of about ten and then each group discussed:
a) Likes and dislikes about the Town as it exists now.
b) Level, location and type of growth.
c) Hot Spots — areas of specific concern regarding land use.
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A community survey was also distributed which was tabulated and is included in Appendix A.
The results of this first meeting were tabulated and categorized, then used to formulate an
initial set of goal statements. This information also was then used as in put in the
generation of several Plan alternatives.
3) A second public meeting was held one month later to review the findings of the project
to date with respect to the socioeconomic data base, the Plan alternatives, and the goal
statements developed from the first meeting. This meeting was also well attended, with
approximately 60 people. Small groups were again formed and each group voted on and
responded to the goal statements and finished by critiquing the proposed Land Use Plan
alternatives. The results of this meeting were tabulated and used to refine the goal
statements and to develop the preferred Plan.
4) A meeting was then held with the Planning/Environmental Commission and the Town
Council to obtain their feedback to the socioeconomic base data and the preferred Plan.
5) A third public meeting was held to obtain additional input on the preferred Plan and
begin the discussion of the various community facilities within the Town. This meeting
was attended by 40 people and the input was again utilized to refine the Plan. The draft
report was then written.
4. Growth Issues
The Land Use Plan was intended to help to address the following growth related questions
identified by the Task Force.
A. General
1) What are the various existing philosophies, issues and problems which have shaped
growth in the past and will continue to influence the future?
2) What are the major constraints to growth and how many these change or be
changed in the future?
3) What are the market demands for growth and how should these be directed by public
policy decisions?
4) What type of growth is necessary and desirable for the economic well being of the
Town?
5) How should environmental quality of life concerns play a role in directing growth?
6) Where is there room for growth, where go growth pressures exist versus where growth
should optimally occur?
7) How should the Town of Vail approach the issue of annexation and National Forest
land transfers?
8) What types of general administrative changes are necessary to address the issue of
growth (i.e., land use regulation revisions, zoning changes, etc.)?
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B. Level of Growth
1) Given that Vail Mountain has approved plans for expansion of its capacity gradually
over the next 25 years (annual average 3%), how will this growth be accommodated and
when?
2) What growth rate is appropriate?
a) no growth (expand parking for day use of mountain);
b) slow growth; and
c) keep expanding at current rate
3) Should growth accommodations be steered toward day use or overnight use?
C. Location of Growth — should growth be accommodated through:
1) Increased density in Core Areas;
2) Growth up hillsides /forest service land transfers;
3) Growth in existing multi-family developed areas; and/or
4) Growth in undeveloped areas.
D. Location of Growth — should growth occur primarily in:
1) Hotels;
2) Accommodation units;
3) Condominiums;
4) Townhouses;
5) Single family/duplex residences;
6) Commercial facilities; and/or
7) Balances in all sectors.
The series of public meetings, along with input from the PEC, Town Council and Task Force
have effectively answered many of these questions, as will be evidenced in the later chapters of
this document, specifically in the Goals Chapter and in the design of the Plan itself.
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CHAPTER II — LAND USE PLAN GOALS / POLICIES
The goals articulated here reflect the desires of the citizenry as expressed through the series of
public meetings that were held throughout the project. A set of initial goals were developed
which were then substantially revised after different types of opinions were brought out in the
second meeting. The goal statements were developed to reflect a general consensus once the
public had had the opportunity to reflect on the concepts and ideas initially presented. The goal
statements were then revised through the review process with the Task Force, the Planning and
Environmental Commission and Town Council and now represent policy guidelines in the review
process for new development proposals. These goal statements should be used in conjunction
with the adopted Land Use Plan map, in the evaluation of any development proposal.
The goal statements which are reflected in the design of the proposed Plan are as follows:
1. General Growth / Development
1.1 Vail should continue to grow in a controlled environment, maintaining a balance
between residential, commercial and recreational uses to serve both the visitor and
the permanent resident.
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 upgraded 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.
1.5 Commercial strip development of the Valley should be avoided.
1.6 Development proposals on the hillsides should be evaluated on a case by case
basis. Limited development may be permitted for some low intensity uses in areas
that are not highly visible from the Valley floor. New projects should be carefully
controlled and developed with sensitivity to the environment.
1.7 New subdivisions should not be permitted in high geologic hazard areas.
1.8 Recreational and public facility development on National Forest lands may be
permitted where no high hazards exist if:
a) Community objectives are met as articulated in the Comprehensive Plan.
b) The parcel is adjacent to the Town boundaries, with good access.
c) The affected neighborhood can be involved in the decision-making process.
1.9 The existing condition and use of National Forest Land (USFS) which is exchanged,
sold, or otherwise falls into private ownership should remain unchanged. A change in the
existing condition and use may be considered if the change substantially complies with
the Vail Comprehensive Plan and achieves a compelling public benefit which furthers
the public interest, as determined by the Town Council. (Res. 2 (2003) §1)
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1.10 Development of Town owned lands by the Town of Vail (other than parks and open
space) may be permitted where no high hazards exist, if such development is for public
use.
1.11 Town owned lands shall not be sold to a private entity, long term leased to a private
entity or converted to a private use without a public hearing process.
1.12 Vail should accommodate most of the additional growth in existing developed areas
(infill areas).
1.13 Vail recognizes its stream tract as being a desirable land feature as well as its
potential for public use.
2. Skier/Tourist Concerns
2.1 The community should emphasize its role as a destination resort while
accommodating day visitors.
2.2 The ski area owner, the business community and the Town leaders should work
together closely to make existing facilities and the Town function more efficiently.
2.3 The ski area owner, the business community and the Town leaders should work
together to improve facilities for day skiers.
2.4 The community should improve summer recreational options to improve year-round
tourism.
2.5 The community should improve non-skier recreational options to improve year-round
tourism.
2.6 An additional golf course is needed. The Town should work with the down valley
communities to develop a golf course as well as other sports facilities to serve the
regional demand for recreational facilities.
2.7 The Town of Vail should improve the existing park and open space lands while
continuing to purchase open space.
2.8 Day skier needs for parking and access should be accommodated through creative
solutions such as:
a) Increase busing from out of town.
b) Expanded points of access to the mountain by adding additional base portals.
c) Continuing to provide temporary surface parking.
d) Addition of structured parking.
3. Commercial
3.1 The hotel bed base should be preserved and use more efficiently.
3.2 The Village and Lionshead areas the best location for hotels to serve the future
needs of destination skiers.
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3.3 Hotels are important to the continued success of the Town of Vail, therefore
conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial areas to
accommodate both local and visitor needs.
3.5 Entertainment oriented business and cultural activities should be encouraged in the
core areas to create diversity. More night-time businesses, on-going events and
sanctioned "street happenings" should be encouraged.
4. Village Core/ Lionshead
4.1 Future commercial development should continue to occur primarily in existing
commercial areas. Future commercial development in the Core areas needs to be
carefully controlled to facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so long as the existing character of
each area is preserved through implementation of the Urban Design Guide Plan and
the Vail Village Master Plan.
4.3 The ambiance of the Village is important to the identity of Vail and should be
preserved. (Scale, alpine character, small town feeling, mountains, natural settings,
intimate size, cosmopolitan feeling, environmental quality.)
4.4 The connection between the Village Core and Lionshead should be enhanced
through:
a) Installation of a new type of people mover.
b) Improving the pedestrian system with a creatively designed connection, oriented
toward a nature walk, alpine garden, and/or sculpture plaza.
c) New development should be controlled to limit commercial uses.
5. Residential
5.1 Additional residential growth should continue to occur primarily in existing, platted
areas and as appropriate in new areas where high hazards do not exist.
5.2 Quality time share units should be accommodated to help keep occupancy rates up.
5.3 Affordable employee housing should be made available through private efforts,
assisted by limited incentives, provided by the Town of Vail, with appropriate
restrictions.
5.4 Residential growth should keep pace with the market place demands for a full range
of housing types.
5.5 The existing employee housing base should be preserved and upgraded. Additional
employee housing needs should be accommodated at varied sites throughout the
community.
6. Community Services
6.1 Services should keep pace with increased growth.
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6.2 The Town of Vail should play a role in future development through balancing growth with
services.
6.3 Services should be adjusted to keep pace with the needs of peak periods.
A number of additional goals were developed as a result of the public meeting input. These
goals were related to other elements of the Comprehensive Plan such as Parks and Recreation,
Transportation and Economic Development. These are included only for informational purposes
in Appendix B. These goals are not considered as a part of the goals adopted in this Land Use
Plan.
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CHAPTER III — OPPORTUNITIES AND CONSTRAINTS
Before an accurate picture of potential land use in Vail could be developed, it was of critical
importance to assess both the constraints and opportunities, with respect to development
potential which exists in the Town of Vail. These constraints / opportunities included an analysis
of:
1. Floodplains / River Corridors /Water Bodies
These were mapped within the Valley and were considered an area which would preclude new
development activity, except as related to open space and park development. The source for
this information was the Gore Creek Floodplain Map, 1977, Hydro-Triad, Ltd.
2. Steep Slopes
All areas over 40°/o slopes were mapped. These areas were also classified to preclude
development, as the Town of Vail presently has adopted (as a part of the zoning ordinance)
requirements for development on slopes greater than 40%. Slope maps were also obtained
from the source listed above.
3. Major Barriers
The I-70 right-of-way was designated on the Existing Land Use Map as an area that would not
be available for future development. I-70 right-of-way maps were provided by the Town.
4. Rockfall, Debris Flow, Debris Avalanche, Snow Avalanche
Rockfall debris flow and debris avalanche areas were mapped on a separate 1"=400' map for
low, moderate and high hazard areas. A composite map which included snow avalanche,
geologic hazards, steep slopes, and floodplain areas was then compiled at a smaller scale of
1"=1,000'. The composite map showed only high hazard avalanche, debris flow and rockfall
areas. These high hazard areas were considered areas in which new development should not
occur. The source of this information was the Environmental Constraints Map, 1977, Briscoe,
Maphis, Murray and Lamont and Royston, Hanamoto, Beck and Abbey. The Debris Flow and
Debris Avalanche Hazard Analysis, 1980, by Arthur T. Mears and the Rockfall Study, 1984,
Schmueser and Associates studies and maps were also utilized.
5. Open Space / Park Lands
All areas which were designated as permanent park and open space lands were identified as a
part of the Existing Land Use Map Exhibit. These lands included active parks owned by the
Town of Vail and passive open space and greenbelt areas owned by the Town and
homeowners' associations. These areas were considered to be unavailable for any future
development, other than park-type developments. The Community Development Department
provided a list of these sites.
6. Vacant Lands
Areas which contained no development as of 1986 were identified, mapped and quantified.
Vacant lands were quantified with and without constraints according to the composite map
which showed high geologic hazard areas, avalanche, floodplain and slopes over 40%. Vacant
lands were identified through field observation and cross-checked with aerial photographs.
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7. National Forest Lands
An important component of the Land Use Plan study was to help the Town develop a process
whereby National Forest lands, proposed for exchange or sale, could be eva�uated at a time
prior to transfer, annexation and zoning. The Tow of Vail Council and staff had identified this as
an area of primary concern at the time requests for proposals were issued for this Plan. The
main motivation for investigating his issue was for the benefit of both the town and the Forest
Service, so that both entities would be able to develop a cooperative approach to evaluating
proposals on National Forest lands, having carefully evaluated the long-term needs and desires
of both entities.
In order to evaluate these lands the following analysis was performed.
A. As a starting point, lands which had been designated by the Forest Service on the
"National Forest Land Disposal Map" were identified and added to the plan boundary
boundary.
B. The Task Force decided, after discussion with the National Forest representative, to
analyze all parcels adjacent to the Town that had areas less than 40% slope which could
be feasibly accessed. These areas were evaluated by a study of U.S.G.S. quad maps,
combined with the knowledge of the Forest Service, as to areas which should be
analyzed. These areas amounted to isolated small parcels south of the Town
boundaries, as well as parcels north and east of Potato Patch. These parcels were
added into the plan boundary.
8. Vail Mountain Expansion Plans
The Vail Mountain Master Plan provided by Vail Associates, was carefully studied and where
the plans affected lands within the Town boundaries, these were identified and mapped. In
particular, a new area for the ski portal at Cascade Village and planned improvements south of
Lionshead were shown as Ski Base Facilities, to indicate that these areas would not be
available to other uses.
A more detailed list of all reports utilized as a part of this study is provided in Appendix C. A
map which illustrates the combined constraints is contained on figure "1". More detailed large
scale maps are available for review with the Town of Vail Community Development Department.
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CHAPTER IV— EXISTING LAND USE
An important step leading to the development of the proposed land use plan is to analyze the
pattern of existing land uses within the Town. This analysis allowed for a definition of the
opportunities for future growth, where it could be located, and why based on compatibility of
surrounding land uses and physical constraints.
1. Inventory Process
Existing land use within the Town were inventoried through the combination of: a) field
reconnaissance; b) analysis of 1977 existing land use maps: c) aerial photo interpretation; and
d) verification with the Community Development Department. This information was then
mapped and land uses were measured by land use category. The categories which were used
to classify land use were chosen to be consistent with earlier land use inventories, as well as to
accurately reflect the array of land uses within the Town. The land uses were classified as
follows:
A. Residential
1) Single Family Detached /Two Family— includes single family and duplex units, at a
density of less than 3 units per acre.
2) Multi-family Medium Density— includes Townhomes, row houses, condominiums,
and cluster housing when individual units are not detached. Densities range from 3
to 18 dwelling units per acre.
3) Multi-family High Density— includes apartments and condominiums at densities of
over 18 dwelling units per acre.
B. Hotels, Lodges and Accommodation Units
Includes all units which are occupied on a short-term basis, other than condominiums
and apartments.
C. Village and Lionshead Core Areas
Includes a mix of uses including: retail, office, hotel, condominiums and public/ semi-public
facilities such as: the municipal complex, post office, hospital and fire station.
D. Commercial
1) Business Services — includes offices, clinics, banks, savings and loans.
2) Commercial / Retail — includes retail uses, restaurants and personal services.
3) Intensive Commercial — includes commercial recreation, service stations, vehicle
repair shops and sales, and general storage facilities.
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E. Public and Semi-Public
Includes fire stations, churches, schools, water and sewer service and storage facilities,
communication facilities, and municipal facilities such as maintenance and storage
facilities.
F. Parks
Includes designated parks and athletic fields.
G. O�en Space
Includes greenbelts, stream corridors, drainageways and other areas which function as
passive open space.
H. Ski Area Development
Includes ski trails and ski base facilities such as ticket purchase areas, restaurants, ski
school facilities, etc.
I. Vacant/ Platted
Includes all lands which are within recorded subdivisions that are presently vacant.
J. Vacant/ Unplatted
Includes all undeveloped lands that are unsubdivided, including National Forest lands
administered by the Forest Service, as well as private holdings within the present
municipal boundaries.
K. Interstate 70 Right-of-Wav
Includes all lands designated interstate right-of-way as it traverses the Vail Valley within
the Town boundaries.
L. Areas of Less than 40% Slope Outside of Town Boundary
Includes lands adjacent to the Town boundaries presently within the National Forest, which
have areas of less than 40% slope.
In the analysis of existing land use, a series of documents were studied. These documents
included:
1) The Community Action Plan —Town of Vail, 1984.
2) Development Statistics— Community Development Department, 1985.
3) Vail Plan — Royston, Hanamoto, Beck and Abey, 1973.
4) Final Report— Economic Development Commission, 1984.
5) The Vail Village Master Plan — Draft, 1986.
6) Vail Mountain Master Plan —Vail Associates, 1986.
7) Land Development Regulations and Codes— Community Development Department.
8) Numerous other technical reports supplied by the Community Development
Department, as noted in Appendix C.
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The study of these documents led to a clear understanding of the various forces that have
influenced the development of Vail and will play a part in its future development.
2. Land Use Pattern
The pattern of existing land uses in Vail has been shaped by the natural characteristics of the
Valley in concert with the man-made features that have been constructed over the years. The
predominant features of the Valley which have played a major role in Vail's design include the
proximity of steep slopes, the location of Gore Creek and its floodplain, the location of the ski
mountain and attendant ski facilities and the presence of a major transportation corridor —
Interstate 70 and its interchanges.
The primary nodes of urban development have developed at the base of the ski mountain at the
Vail Village and Lionshead. With the ski access points planned at Cascade Village along with
the construction of the hotel, and its attendant retail uses, a third node of urban development is
being created.
These nodes are presently the focus of the majority of the tourist oriented retail, service and
hotel activity within the Town. A fourth urban node has emerged at the I-70 interchange at West
Vail, which is primarily oriented toward serving the consumer needs for local residents.
The areas outside of the urban nodes have been shaped by the combined forces of the steep
sloes, Gore Creek and I-70. gore Creek has remained as an open space spine through the
Valley and along with the golf course, has served to influence the location and type of growth.
Residential land uses have developed over the years east and west of the urban nodes,
primarily south of I-70, due to the proximity of steep slopes to I-70 on the north. Some
development has also occurred in West Vail, north of I-70 where suitable development
conditions have existed. The focus of the most intensive residential development has been to
the south of I-70 between the freeway and Gore Creek. Less intensive development has
occurred south of the Creek, where more sensitive land conditions and less suitable access to I-
70 have continued to influence the type of growth.
These factors have significantly shaped the pattern of growth in the Vail Valley and will continue
to do so throughout the life of this Plan. As Vail is, at this point in time, already fairly intensely
developed, with land being a finite resource within the confines of the Valley, these past land
use patterns are not expected to change drastically with the design and adoption of this plan.
The community, at its public meeting process, expressed a desire to continue to build on these
well established trends and for this reason, these trends have been used as a foundation for the
design of the proposed Land Use Plan.
A. Residential Development
The most important force which has directed the mix of land uses in Vail has been the ski
industry, which is dependent on an adequate supply of lodging units, tourist-related retail uses
and areas for parking. These demands, when combined with the physical components of the
Vail Valley and a relative scarcity of suitable land for development, have created a fairly intense
pattern of development within the Town of Vail. This is reflected in the fact that 60% of all
dwelling units are devoted to multi-family, with an additional 20°/o in accommodation units.
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Densities range from 18-20 dwelling units per acres for multi-family and up to 50 dwelling
units/acre for hotels in the core areas. While multi-family accounts for the majority of the types
of units, single family uses still cover morel and area, with 408.6 acres (or 12%) of the total land
area in Vail devoted to single fami�y and duplex uses. Multi-family uses account for 11% of the
land area in Vail outside of the core areas of the Village and Lionshead.
B. Parks and Open Space
The residential areas are broken up by significant amounts of open space, greenbelt and park
areas in both public and private ownership. These combined areas account for 17% of the land
area within the Town of 555.7 acres. The park acreage includes both developed and
undeveloped parks and the golf course. These park areas include Stephen's Park and
Donovan Park in West Vial, Ford Park in the Mid-Vail area and Big Horn Park in East Vail, all
south of I-70 and the Buffehr Creek, Red Sandstone and Booth creek Parks, north of I-70.
Areas designated as open space, which account for 296.6 acres, include the Katsos property
east of the golf course, owned by the Town and several other parcels which have been
designated to remain permanent open space, i.e., the Gore Creek stream tract.
C. Ski Base Facilities/ Public and Semi-Public Uses
Ski based facilities within the Town boundaries add up to 43.6 acres or 1% of the Town. Public
and semi-public facilities also serve as partial areas of open space within the Town. Uses such
as churches, schools, water service and storage facilities make up a today of 56.6 acres or 2%
of the Town's land area.
D. Core Areas
As previously indicated, the Village and Lionshead Core Areas are the most intensely
developed areas. These cores contain a mix of uses including hotels, condominiums, offices,
retail businesses and personal services, often all within the same building. Other types of uses
such as pedestrian plaza areas, municipal services (town hall and fire station), semi-public uses
(hospital and chapel), and multi-level parking structures are also found n the core areas. The
two urban cores total 131.5 acres or 4% of the land area. This land use document did not
analyze land use for these areas on a parcel or building-by-building level because of the in-
depth study the Town has given these areas in the past (completion of the Lionshead Urban
Design Plan and the Vail Village Master Plan currently being completed). As a consequence,
land uses for these areas only addressed in a general way in this document.
E. Commercial Uses
Most of the commercial, business, retail, office and hotel uses have been traditionally located
within the core areas. With the steady growth of the permanent population, Vail has
experienced the need for diversification from tourist-based retail into a broader range of goods
and services to serve both the needs of the local residents and the long-term visitor. These
types of services, while found to some degree in the core, occur primarily in West Vail. These
business and commercial areas make up a total of 16.4 acres, which is a very small proportion
of the Town. In addition, there is an 8 acre site in use as hotel and accommodation units in
West Vail. In terms of the more intensive commercial uses, which include mostly service
stations, vehicle repair, maintenance and storage areas, and areas of commercial recreation
(outside of the ski area); there are 11 acres altogether. The combined commercial areas make
up a total of 27 acres, which is only 1% of the total land area. This small proportion, may be
attributed to the fact that Vail is a ski-based community, therefore, the demand and the range of
non-tourist related commercial uses in general is limited in Vail.
14
F. Interstate Riqht-of-Way
One of the most significant areas within the Town, is the Interstate 70 right-of-way. The right-of-
way takes up an area of 505.5 acres or 15% of the land area, within the study area. This is the
largest proportion in any one type of use.
G. National Forest Lands
An important aspect of the land use analysis was to assess National Forest lands adjacent to
the Town boundaries, within the White River National Forest, which may be considered in the
future for an alternate use other than public. It was determined by the Task Force, after
discussions with the Forest Service, to assess areas that: 1) had been identified for disposal by
the Forest Service; 2) could be feasibly accessed; and 3) contained acreage of 40% slope or
less. These areas for the most part were small parcels along the corners of the Town on the
south side, with two larger parcels identified north and east of the Potato Patch club area.
These land areas came to a total of 125 acres, or 4% of the land within the study area.
Existing Land Use is shown on a large scale map available at Town of Vail offices. This map
shows the configuration of land use within the Town, illustratively. Land-use categories have
been generalized into broader categories such as residential, commercial, parks, open space
and ski base and vacant for ease of illustration at this scale. A larger scale map (1"=400") is on
file with the Community Development Department in both color and black and white, which
shows land uses by parcel for the more detailed categories contained on Table 1.
15
TABLE 1: EXISTING LAND USE
LAND USE CATEGORY ACRES PERCENT
Single Family/Two Family 408.6 12
(under 3 units per acre)
Multi-Family Medium Density 287.4 9
(3-18 du/ac)
Multi-Family High Density 57.5 2
(over 18 du/ac)
Village/Lionshead Core Areas 131.5 4
(mixed-use areas)
Hotels, Lodges, Accommodation Units 8.0 0
(units for lease or rent on regular basis)
Business Services 3.5 0
(offices, clinics, banks)
Commercial/Retail 12.9 0
(retail uses, restaurants, personal services)
Intensive Commercial 11.0 0
(commercial recreation, service stations,
vehicle repairs, storage)
Public/Semi-Public 56.6 2
(schools, water& sewer service & storage facilities,
communication facilities and municipal facilities)
Parks 259.1 8
(designated parks and athletic fields)
Open Space 196.6 9
(greenbelts, stream corridors, drainageways)
Ski Area Development 43.6 1
(trails and ski base facilities)
Vacant/Platted 412.5 12
(subdivided, undeveloped lots)
Vacant/Unplatted 767.8 23
(unsubdivided, undeveloped land)
Interstate 70 Right-of-Way 505.5 15
(within the limits of the Town)
Areas of Less than 40% slope outside of Town Boundary 125.0 4
(National Forest Lands)
Total 3,360.1 100
16
CHAPTER V— SOCIOECONOMIC PROFILE
At the same time that they physical characteristics were being analyzed, the socioeconomic
profile of Vail was being investigated. This process involved an in-depth analysis of the
historical patterns of growth within the Town of Vail, Eagie County, and in the ski industry as a
whole. This process required developing a clear understanding of the complexity of factors
which have interacted to influence development over the years.
After assessing the historical growth characteristics, projections were developed for both the
permanent and visitor populations to the year 2000. The Vail Mountain expansion plans were
carefully studied because ski area growth is the single most important factor which drives
growth within the Vail Valley. These projections were then utilized to determine overall
demands for the different types of land use which would need to be accommodated within the
proposed Land Use Plan.
These projections represents THK's best professional forecast for growth within the Vail Valley
over the next 15 years. The assumptions used in the forecasting model were carefully reviewed
with the Task Force and the Community Development Department staff and were accepted to
be the most appropriate data from which to make projections. The forecasting projections and
assumptions should be analyzed and adjusted periodically as market conditions change
throughout the life of the Plan.
Presented in this chapter is a summary of the methodology used to generate the projections of
the most important findings of the analysis. The complete socioeconomic report is included in
Appendices D and E.
For the purpose of analyzing the differing effects on housing and retail space demand*, three
ratios of destination (overnight) skiers were assessed. These varied from 50% to 60% up to
70% destination skiers, with the local percentage remaining fixed at 20%; while day skiers
varied from 30% to 20%, to 10% respectively. As the percentage of destination skiers
increases, the demand for housing and the amount of annual retail sales, and hence retail
space, need to increase proportionately. For the purpose of fixing land use demand, the 60%
destination skier scenario was chosen, because it most accurately represented the percentage
of destination skiers visiting the Vail area in 1986. The other two scenarios are included in the
Appendix and can be used to adjust projections for land use demand in the future, should Vail
Associates reorient its marketing to increase or decrease the percentage of destination skiers.
Before presenting the projections, it is important to understand the methodology used to
generate the numbers.
*Office demand was not projected due to the lack of adequate inventory information.
17
1. Forecasting Model
The Town of Vail Forecasting Model was prepared by THK Associates in order to assist the
Department of Community Development in their efforts to develop a Master Plan for the Town of
Vail. In general, the model utilizes estimated skier, population, housing and retail characteristics
in order to project additional housing unit and retail space demands for the Town of Vail through
the year 2000. All assumptions are based on existing studies and surveys available from the
Department of Community Development, Vail Associates, Inc., Vail Resort Association, and
Colorado Ski Country USA members. The following is a brief overview of the sources and
methodology employed in the Town of Vail Forecasting Model.
The entire model keys off the projected design day*skier visits made in the Vail Master
Development Plan (VA, Inc. and RRC, 1985). From the design day skier visits, average day,
peak day and total skier visits are calculated based on conversion formulas provided by VA, Inc.
The design day skier visits are then allocated into day, destination and local skiers based on
proportions available from The Vail Mountain/Gore Valley Capacity Study (Gage Davis
Associates, 1980) and the Report of the Vail Economic Development Commission (1985).
Although not activated in the model currently, the model has the capacity to allow an
incremental change in the proportion of day, destination and local skiers over the length of the
projection period, rather than a constant proportion throughout.
The day visitor and overnight visitor populations and permanent population are derived from
different methodologies. The day skier visits and destination skier visits are adjusted upward to
reflect non-skier members of a skiing party which results in the day visitor population and the
overnight visitor population. The non-skier adjustment factors come from The Vail
Mountain/Gore Valley Capacity Study, the "Village Study Assumptions" (RRC, 1985) and the
Department of Community Development. The Town of Vail permanent population is based on
the historical ratio of the permanent population (State Division of Local Government, 1985 and
Department of Community Development) to the total skier visits. The number of households is
then determined by dividing the overnight visitor population and permanent population by the
weighted average number of persons per household in visitor lodging and permanent housing,
respectively.
* "Design Day" is defined as that level of skier attendance which will be exceeded on only 10%
of the days of the ski season.
18
The additional housing unit demand projections incorporate numerous assumptions from
several studies and surveys. Assumptions pertaining to the distribution of permanent population
by housing unit type, the average number of persons per household by unit type, and the
occupancy rate are from the study Affordable Housing Eagle County — 1984 (Eagle County
Community Development Department and RRC, 1984). Assumptions regarding the distribution
of overnight visitors by housing unit type, the average number of persons per household by unit
type, and the occupancy rate by unit type are from The Vail Mountain/Gore Valley Capacitv_
Study, Department of Community Development and VRA. To calculate the additional housing
units required by type each year, the additional overnight visitor households and permanent
households per year are distributed according to the proportion of each unit type indicated by
previous studies. Concurrently, additional units by type are adjusted upward by the appropriate
occupancy rate.
The retail sales projections for the Town of Vail are based on average day skier visits rather
than design day skier visits. Average day skier visits are used because the goal is to determine
the total winter visitor sales over the entire five month ski season rather than looking at sales on
a "one day" design day. Day skiers and destination skiers have different total dollar
expenditures per day, and the allocation of their total expenditures among various retail
categories is also different. The day skier and destination skier expenditure patterns are from
The Contribution of Skiinq to the Colorado Economy (CSCUSA, 1984 Update) and are adjusted
upward to reflect the pricing structure of Vail (per Task Force discussion 7/17/86).
To arrive at the total winter visitor sales, the day skier and destination skier expenditures by
retail category are aggregated. The "Town of Vail Monthly Retail Sales" (TOV, 1986) was
utilized to determine the proportion of total winter sales made by the local population, the ratio of
total winter sales to total annual sales, and the proportion of total annual sales made by the
local population. Industry standards of dollar support per square foot of retail space are applied
to the lodging, eating and drinking, and entertainment categories for the day and destination
skiers and to the total annual sales to the local population category in order to translate the
average annual additional dollar support into average annual additional square feet of retail
space required.
It should be noted that the terms "local population" and "permanent population" do not define the
same group. Retail purchases in the Town of Vail are made both by the permanent population
of Vail and by residents of surrounding communities. Since it is the total additional dollar
support in the Town of Vail which determines the total additional retail space required, it is
irrelevant for the purposes of this remodel from where those dollars come. Therefore, the local
population refers to both the permanent population of Vail and residents of surrounding
communities who make retail purchases in the Town of Vail.
19
2. Summary of Forecasting Results
following is a discussion of the specific tables which led to the development of the land use
demand figures.
A. Projected Vail Area Skier Visits by Type (Table 2)
Total skier populations have been projected from the Vail Associates Master Plan, which then
translates into skier numbers, broken down by day, destination, and local skiers. Table 2 shows
average, design day', and peak day skier population projections for all three skier groups
projected to the year 2000.
As can be seen from the table, by the year 2000, total skier visits are projected to be 1,617,000,
up from 1,223,450 in the year 1985, with the total number of average skiers per day being
10,780 in the year 2000, up from 8,160 per day in 1985.
B. Projected Population and Households by Type (Table 3)
These numbers are then converted into population projections for overnight visitors, day visitors,
and the permanent population. This table shows increases of approximately 25% for all three
population groups. Day visitors increased from 2,670 in 1985 to 3,530 in the year 2000,
overnight visitors increased from 9,200 to 12,150, and the permanent population goes from
4,400 in 1985 to 5,920 in the year 2000.
C. Proiected Town of Vail Housing Unit Demand by Type (Table 4)
The household numbers from Table 3 are then assigned a person/household number and
occupancy rates (based on historical occupancy ratios) and housing demand can then be
estimated for the different types of residential housing and lodging, for both the overnight visitor
and the permanent resident.
This is reflected in Table 4 which shows the additional demand for housing each year by
housing type. The total residential housing demand for both permanent and the overnight visitor
by the year 2000 is 1,523 units and for lodging and the total demand is 395 units by the year
2000.
D. Projected Town of Vail Retail Sales by Cateqory (Table 5)
Retail space demands were estimated based on annual retail sales projections. This is
accomplished by converting annual sales (by looking at industry standards for sales per square
foot) into future demand for retail space for visitor and locally oriented retail needs.
This table shows total retail sales growing from $173.8 million in 1985 to $229.5 million in the
year 2000. The estimated amount of sales attributed to the permanent population is 25% of the
total annual sales.
' See "Design Day" definition in methodology section.
20
TABLE 2: PROJECTED VAIL AREA SKIER VISITS BY TYPE, 1984-1985 TO 1999-2000
Projected Skier Visitor Characteristics
Average
Calendar Day Desisn Day Peak Day Dest-
Season Year Total Skiers/Day Skiers/Day Skiers/Day Day Percent ination Percent Local Percent
1984-1985 1985 1,223,450 8,160 12,560 15,910 2,510 20.0% 7,540 60.0% 2,510 20.0%
1985-1986 1986 1,250,000 8,230 12,680 16,050 2,540 20.0% 7,610 60.0% 2,530 20.0%
1986-1987 1987 1,294,770 8,480 13,060 16,540 2,610 20.0% 7,840 60.0% 2,610 20.0%
1987-1988 1988 1,318,750 8,480 13,060 16,540 2,610 20.0% 7,840 60.0% 2,610 20.0%
1988-1989 1989 1,358,380 8,730 13,450 17,020 2,690 20.0% 8,070 60.0% 2,690 19.9%
1989-1990 1990 1,373,700 9,000 13,860 17,550 2,770 20.0% 8,320 60.0% 2,770 20.0%
1990-1991 1991 1,373,700 9,000 13,860 17,550 2,770 20.0% 8,320 60.0% 2,770 20.0%
1991-1992 1992 1,393,500 9,290 14,300 18,120 2,860 20.0% 8,580 60.0% 2,860 20.0%
1992-1993 1993 1,432,500 9,550 14,700 18,620 2,940 20.0% 8,820 60.0% 2,940 20.0%
1993-1994 1994 1,432,500 9,550 14,700 18,620 2,940 20.0% 8,820 60.0% 2,940 20.0%
1994-1995 1995 1,480,500 9,870 15,200 19,250 3,040 20.0% 9,120 60.0% 3,040 20.0%
1995-1996 1996 1,519,500 10,130 15,600 19,750 3,120 20.0% 9,360 60.0% 3,120 20.0%
1996-1997 1997 1,519,500 10,130 15,600 19,750 3,120 20.0% 9,360 60.0% 3,120 20.0%
1997-1998 1998 1,558,500 10,390 16,000 20,260 3,200 20.0% 9,600 60.0% 3,200 20.0%
1998-1999 1999 1,617,000 10,780 16,600 21,020 3,320 20.0% 9,960 60.0% 3,320 20.0%
1999-2000 2000 1,617,000 10,780 16,600 21,020 3,320 20.0% 9,960 60.0% 3,320 20.0%
Average Annual Change:
(1985-2000) 26,240 170 270 340 50 18.5% 160 59.3% 50 18.5%
Source: THK Associates, Inc.
21
TABLE 3: PROJECTED TOWN OF VAIL POPLUATION AND HOUSEHOLDS BY TYPE
1984-1985 TO 1999-2000
Population Households
Calendar Day Overnight Overnight
Season Year Visitors Visitors Permanent Visitors Permanent
1984-
1985 1985 2,670 9,200 4,400 2,560 1,600
1985-
1986 1986 2,700 9,280 4,500 2,590 1,630
1986-
1987 1987 2,780 9,560 4,670 2,660 1,700
1987-
1988 1988 2,780 9,560 4,760 2,660 1,730
1988-
1989 1989 2,860 9,840 4,910 2,740 1,780
1989-
1990 1990 2,950 10,150 4,970 2,830 1,810
1990-
1991 1991 2,950 10,150 4,970 2,830 1,810
1991-
1992 1992 3,040 10,460 5,050 2,920 1,830
1992-
1993 1993 3,130 10,760 5,200 3,000 1,890
1993-
1994 1994 3,130 10,760 5,200 3,000 1,890
1994-
1995 1995 3,230 11,120 5,390 3,100 1,960
1995-
1996 1996 3,320 11,410 5,540 3,180 2,010
1996-
1997 1997 3,320 11,410 5,540 3,180 2,010
1997-
1998 1998 3,400 11,710 5,690 3,260 2,070
1998-
1999 1999 3,530 12,150 5,920 3,390 2,150
1999-
2000 2000 3,530 12,150 5,920 3,390 2,150
Average Annual
Change:
(1985-2000) 60 200 100 60 40
Source: Gage Davis Assoc., VAIL MOUNTAIN/GORE VALLEY CAPACITY STUDY, (1980);
Eagle County Planning Dept., EMPLOYEE HOUSING SURVEY, (1984); CSCUSA,
THE CONTRIBUTION OF SKIING TO THE COLORADO ECONOMY, (Various 1982
to 1985); Vail Associates, INc. & RRC, VAIL MASTER DEVELOPMENT PLAN,
(1985) and THK Associates, Inc.
22
TABLE 4: PROJECTED TOWN OF VAIL HOUSING UNIT DEMAND BY TYPE, 1984-1985 TO 1999-2000
Overnight Visitors Permanent Households Total
Calendar Single/ Town- Apt./ Single/ Town- Apt./ Single/ Town- Apt./
Season Year Total Duplex home Condo Lodging Total Duplex home Condo Total Duplex home Condo Lodging
1984-1985 1985
1985-1986 1986 49 2 6 27 14 32 10 3 19 80 12 9 46 14
1986-1987 1987 114 4 14 63 33 74 24 6 43 188 27 20 106 33
1987-1988 1988 0 0 0 0 0 32 10 3 19 32 10 3 19 0
1988-1989 1989 130 4 16 72 38 53 17 4 31 183 21 20 103 38
1989-1990 1990 146 5 18 81 43 32 10 3 19 153 14 18 87 33
1990-1991 1991 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1991-1992 1992 146 5 18 81 43 21 7 2 12 167 11 20 93 43
1992-1993 1993 130 4 16 72 38 63 21 5 37 193 25 21 109 38
1993-1994 1994 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1994-1995 1995 163 5 20 90 48 74 24 6 43 236 29 26 133 48
1995-1996 1996 130 4 16 72 38 53 17 4 31 183 21 20 103 38
1996-1997 1997 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1997-1998 1998 130 4 16 72 38 63 21 5 37 193 25 21 109 38
1998-1999 1999 212 7 26 117 62 84 27 7 50 296 34 33 167 62
1999-2000 2000 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Average Annual Change:
(1985-2000) 90 3 11 50 26 39 13 3 23 129 15 14 73 26
100.0% 3.1°/a 12.3% 55.3% 29.3% 100.0% 32.5% 8.5% 59.0% 100.0% 11.9% 11.2% 56.4% 20.5%
Source: Gage Davis Assoc., VAIL MOUNTAIN/GORE VALLEY CAPACITY STUDY, (1980); Eagle County Planning Dept.,
EMPLOYEE HOUSING SURVEY, (1984); CSCUSA, THE CONTRIBUTION OF SKIING TO THE COLORADO
ECONOMY, (Various 1982 to 1985); Vail Associates, Inc. &RRC, VAIL MASTER DEVELOPMENT PLAN,
(1985)and THK Associates, Inc.
23
TABLE 5: PROJECTED TOWN OF VAIL RETAIL SALES BY CATEGORY, 1984-1985 TO 1999-2000
Average Daily Ski Season
Population Total Ski Season Retail Sales by Category
Total Winter
Dest- Perm Visitor Sales Total Winter Total Annual
Average inatio - (Exc.Lift Visitor Sales Retail Sales Total Annual
Calen Day n anent Ticket Ski &Local Total Retail Sales
-dar Skiers Day Skier Res- Lift Ticket Ski School Equip. Eating& Enter- Other Retail Sch.& Winter Sales Local Winter Visitors& to Local
Season Year /Day Skiers s idents Total ($) ($) Rental($) Lodging($) Drinking($) tainment($) ($) Rental)($) ($) Sales($) Locals($) Population
1984-
1985 1985 8,160 1,630 4,900 4,400 10,930 19,469,025 2,169,000 2,624,700 29,164,800 24,301,425 4,898,775 40,588,275 98,953,275 116,415,618 17,462,343 173,754,653 41,701,117
1985-
1986 1986 8,230 1,650 4,940 4,500 11,090 19,649,895 2,187,660 2,647,080 29,402,880 24,507,435 4,938,765 40,926,285 99,775,365 117,382,782 17,607,417 175,198,183 42,047,564
1986-
1987 1987 8,480 1,690 5,090 4,670 11,450 20,213,445 2,252,648 2,726,018 30,295,680 25,240,073 5,088,728 42,158,910 102,783,390 120,921,635 18,138,245 180,48Q053 43,315,213
1987-
1988 1988 8,480 1,690 5,090 4,760 11,540 2Q213,445 2,252,648 2,726,018 30,295,680 25,240,073 5,088,728 42,15$910 102,783,390 120,921,635 18,13$245 180,480,053 43,315,213
1988-
1989 1989 8,730 1,750 5,240 4,910 11,900 20,842,545 2,320,485 2,807,805 31,18$480 25,995,510 5,23$690 43,411,485 105,834,165 124,51Q782 18,676,617 185,836,989 44,600,877
1989-
1990 1990 9,000 1,800 5,400 4,970 12,170 21,467,700 2,390,850 2,893,050 32,140,800 26,785,350 5,398,650 44,733,600 109,058,400 128,304,000 19,245,600 191,498,507 45,959,642
1990-
1991 1991 9,000 1,800 5,400 4,970 12,170 21,467,700 2,390,850 2,893,050 32,14Q800 26,785,350 3,698,650 44,733,600 109,058,400 128,304,000 19,245,600 191,498,507 45,959,642
1991-
1992 1992 9,290 1,860 5,570 5,050 12,480 22,154,460 2,466,593 2,984,603 33,152,640 27,632,393 5,568,608 46,145,205 112,498,845 132,351,582 19,852,737 197,539,675 47,409,522
1992-
1993 1993 9,550 1,910 5,730 5,200 12,850 22,779,615 2,536,958 3,069,848 34,104,960 28,422,233 5,728,568 47,467,320 115,723,080 136,144,800 2Q421,720 203,201,194 48,768,287
1993-
1994 1994 9,550 1,910 5,730 5,200 12,840 22,779,615 2,536,958 3,069,848 34,104,960 28,422,233 5,728,568 47,467,320 115,723,080 136,144,800 20,421,720 203,201,194 48J68,287
1994-
1995 1995 9,870 1,970 5,920 5,390 13,280 23,524,035 2,620,605 3,171,165 35,235,840 29,360,880 5,918,520 49,037,955 119,553,195 140,65Q818 21,097,623 209,926,594 50,382,382
1995-
1996 1996 10,130 2,030 6,080 5,540 13,650 24,181,965 2,692,395 3,257,835 36,188,160 30,162,120 6,07$480 50,37Q045 122,798,805 144,469,182 21,670,377 215,625,645 51,750,155
1996-
1997 1997 10,130 2,030 6,OS0 5,540 13,650 24,181,965 2,692,395 3,257,835 36,188,160 30,162,120 6,078,480 50,370,045 122,798,805 144,469,182 21,670,377 215,625,645 51,750,155
1997-
1998 1998 10,390 2,080 6,230 5,690 14,000 24,778,290 2,758,808 3,338,198 37,080,860 30,906,158 6,228,443 51,612,645 125,828205 148,033,182 22,204,977 220,945,048 53,026,812
1998-
1999 1999 10,780 2,160 6,470 5,920 14,550 25,732,410 2,865,068 3,466,778 38,509,440 32,096,618 6,468,383 53,600,805 130,675,245 153,735,582 23,060,337 229,456,093 55,069,462
1999-
2000 2000 10,780 2,160 6,470 5,920 14,550 25,732,410 2,865,068 3,46Q778 38,509,440 32,096,618 6,468,383 53,600,805 130,675,245 153,735,582 23,060,337 229,456,093 55,069,462
Average Annual Change:
(1985-2000) 170 40 100 100 240 $417,560 $46,400 $56,140 $622,980 $519,680 $104,640 $746,300 $2,114,800 $2,488,000 $373,200 $3,713,430 $891,220
Source: THK Associates,Inc.
24
E. Statistical Summary— Skier Visitors / Population / Housing / Retail Sales (Table 6)
This table is a composite of the four preceding tables showing projections by five year
increments. As the table indicates, total population for both the visitors and permanent groups
is projected to be 21,600 by the year 2000 generating a need for 1,534 residential units and 395
lodging units. Retail sales will increase 24% over the 15 year time period.
3. Land Use Demand
These housing unit and retail sales numbers are then converted to additional acreage demands
and broken down as shown in Table 7.
The results of the projected unit and retail space demands then become the amount of growth
which is expected by the year 2000. This growth may be accommodated in several ways: 1)
by adding additional dwelling and lodging units and commercial space; 2) by increasing the
occupancy rate for dwelling units and lodging units; 3) by directing growth down valley, outside
of the Town of Vail; and /or 4) through a combination of the three alternatives above.
The ability of the Town to meet the growth demand will be defined by the physical constraints
such as geologic hazards, steep slopes, floodplain areas, the availability of undeveloped land
and the development policies of the Town. The land use plan has been developed keeping
these factors in mind.
The projected growth is moderate overall and necessarily follows an average of 3% ski area
visitor growth (with some peaks and valleys occurring in certain years). Due to the existing
inventory of approved and undeveloped lots, a majority of the residential and lodging units may
be accommodated through development in these already approved subdivisions and
development projects. The Town of Vail has the following number of units already approved,
but unbuilt as shown in Table 8.
25
TABLE 6: STATISTICAL SUMMARY
Skier Visits / Population / Housing / Retail Sales—60% Destination Skiers
Characteristics Year
1985 1990 1995 2000
A. SKIER VISITS
1. Average Skiers/Day 8,160 9,000 9,870 10,780
2. Design/Skiers/Day 12,560 13,860 15,200 16,600
3. Peak Skiers/Day 15,910 17,550 19,250 21,020
B. POPULATION PROJECTIONS
1. Overniqht Visitors
(Winter only) 9,200 10,150 11,120 12,150
2. Day Visitors
(Winter only) 2,670 2,950 3,230 3,530
3. Permanent 4,400 4,970 5,390 9,920
Total Population Year 2000
(Overnight/Day/Permanent) 21,600
1985 1990 1995 2000 Total
C. ADDITIONAL HOUSING UNITS
1. Residential Units 67 465 467 535 1,534
2. Lodging Units 14 114 129 138 395
Total Unit Demand Year 2000 1,929
D. RETAIL SALES (millions)
Annual Sales
$173.8 $191.5 $209.9 $229.5
Source: THK Associates, Inc., June 21, 1986.
26
TABLE 7: LAND USE DEMAND- YEAR 2000
Land Use Type Unit Demand Acreaqe Demand
1. Single Family/ Duplex 232 du 78 acres+/-
2. Multi-family
a. Townhouses 214 du 22 acres'
b. Apartments / Condos 1,088 du 78 acres2
Subtotal Multi-family 1,302 du 95 acres
Total Residential
3. Lodqinq
Hotels, lodges, accommodation units 395 du 8 acres3
Square Footage Demand
4. Commercial / Retail
a. Ski Related Demand 131,850 sq. ft.
b. Local Demand 89,122 sq. ft.
Total Retail Demand 220,972 sq. ft.
' Demand at 10 du/acre.
2 Demand at 15 du/acre.
3 Demand at 50 du/acre
These densities were chosen to reflect average existing densities within the Town of Vail.
27
TABLE 8: APPROVED UNITS / UNBUILT
Land Use Category Number of Units
1. Single Family/ Duplex 1,080
2. Townhomes /Apartments / Condos 879
Total Residential Units 1,959
3. Lodging 447
These numbers include all residential lots and projects presently approved within the Town of
Vail, including those which have development constraints and would most likely never be built
upon. Further analysis to determine how many of these are actually buildable was undertaken
and is discussed in the next chapter, Proposed Land Use. However, these numbers indicate
that a substantial amount of the projected land use demand may be accommodated through
infill within existing platted projects.
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CHAPTER VI — PROPOSED LAND USE
The proposed Land Use Map was developed through utilization of:
• Public input at the three meetings;
• Analysis of existing land use conditions;
• Analysis of opportunities and constraints; and
• Projected market demands for residential, lodging, and retail uses.
1. Land Use Plan Alternatives
For the purpose of initial discussion, three land use alternatives were developed.
A. The first alternative was one which showed all areas containing constraints as
undeveloped open space. These constraint areas covered parcels within already
platted subdivisions. This alternative was essentially a "No Growth" option, allowing
for only limited infill in unconstrained areas.
B. The second alternative was called the "Existing Trends" alternative which took
constraints into consideration but would allow for continued infill within already approved
subdivisions, so long as existing Town land use regulations could be met, with respect to
slopes and hazards. Some areas of increased density were shown as a way to meet
market demand for multi-family during the planning period.
C. The third option showed new development outside of existing developed areas,
irrespective of constraint areas.
These options were reviewed with the Task Force and the "Existing Trends Alternative" was
chosen as the preferred alternative. Option A, the "No Growth" option was eliminated because:
1) it would have required a change in policy by the Town to prohibit future development within
existing platted areas; and 2) it would not have provided enough areas for new growth, needed
to accommodate projected market demands throughout the planning period.
Results of the first public meeting indicated the importance of accommodating "balanced"
growth to meet the needs generated by expansion of the ski mountain. It was generally
recognized that growth of the ski mountain. It was generally recognized that growth of the ski
areas was tied to the economic stability of the Town and growth should be accommodated,
preventing major sources of revenue going outside the Town, down valley,
Option C, the "Unconstrained" alternative was not chosen as the preferred alternative due to:
1) the fact that development of hazard areas would have required major changes to
development regulations in the Town.
2) The market projections, combined with available undeveloped land did not indicate a
need to develop highly sensitive areas. The land use analysis showed that most of the
new demand could be accommodated within existing platted projects.
3) The opinions expressed by the public about development of hazard areas. The
consensus was that development should not occur within high hazard areas.
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The "Existing Trends" alternative thus became the preferred option. This alternative most
accurately reflected the market demands and the desires of the citizenry. The public input had
shown a general satisfaction with the location of existing land uses, which was used as the
foundation for the preferred alternative.
2. Key Goals
The most important goals culled from the public meetings were used to formulate the Trends
Alternative. These key goals are as follows:
A. Commercial Uses
1) Commercial strip development should be avoided.
2) Commercial growth should be concentrated primarily in existing commercial areas to
accommodate both local and visitor needs.
3) New hotels should continue to be located primarily in the Village and Lionshead areas.
B. Residential Uses
1) Additional residential growth should continue to occur primarily in existing, platted areas.
2) New subdivisions should not be permitted in proven high geologic hazard areas.
3) Development proposals on the hillsides may be appropriate, in a limited number of
cases, for low density residential uses. These proposals would need to be evaluated on
a case-by-case basis, with development being carefully controlled as to sensitivity to the
environment and visibility from the Valley floor.
C. Villaqe / Lionshead Core Areas
1) Increased density for commercial, residential and lodging uses in the Core areas would
be acceptable so long as the existing character of each area is being preserved.
2) The connection between the Village Core and Lionshead should be strengthened,
through the creation of a natural pedestrian corridor which could contain garden areas
and sculpture plazas.
D. Parks and Open Space
1) While an additional golf course was identified as being necessary, no site within the
Town was pinpointed as a desirable site.
2) The preservation of open space was determined to be a high priority. The improvement
of existing parks and open space areas, in concert with continued purchase of open space
by the Town were both identified as priorities.
E. General Growth and Development
1) Vail should continue to grown in a controlled environment, maintaining a balance
between residential, commercial and recreational uses to serve both the visitor and the
permanent resident.
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2) The quality of the environment should be protected as the Town grows.
3) Recreational and public facility development on National Forest lands could be
appropriate if:
a. No high geologic hazards exist;
b. Community objectives are being met with the proposal (as articulated in the
Comprehensive Plan);
c. The parcel has adequate access and is adjacent to Town boundaries; and
d. The affected neighborhood could be involved in the decision-making process.
4) The existing condition and use of National Forest Land (USFS) which is exchanged,
sold, or otherwise falls into private ownership should remain unchanged. A change in the
existing condition and use may be considered if the change substantially complies with the
Vail Comprehensive Plan and achieves a compelling public benefit which furthers the public
interest, as determined by the Town Council. (Res. 2 (2003) §1)
5) Development may also be appropriate on Town-owned lands by the Town of Vail (other
than park and open space) where:
a. No high geologic hazards exist; and
b. Such development is for public use.
3. Land Use Plan Assumptions
With the consideration of these goals, the following parameters were established for the Trends
plan.
A. New development would for the most part, occur within and adjacent to already developed
areas.
B. No new commercial districts would be created, but commercial activities would take place
adjacent to or within existing commercial areas.
C. That substantial areas of open space would remain in the Town.
D. That constraint areas should be considered in the designation of areas for future
development.
E. That National Forest lands should continue to remain as open space, accommodating only
public facilities or recreational uses.
F. That hillsides should also be assessed, taking constraints into consideration.
G. That the Village and Lionshead Core Areas would remain essentially the same, with the
addition of a transition area to strengthen the connection between the two core areas.
Several new land use categories aimed at strengthening hotel and other tourist-oriented
uses were also added.
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4. Proposed Land Use Categories
New land use categories were defined to indicate general types of land uses which should occur
within the Town during the planning period. These categories were varied from the existing land
use categories to reflect the goals of the community more accurately. The specific land uses
are listed as examples and are not intended to reflect an all-inclusive lists of uses. Uses would
be controlled by zoning. These categories are indicated below.
LDR Low Density Residential
This category includes single-family detached homes and two-family dwelling units.
Density of development within this category would typically not exceed 3 structures per
buildable acres. Also within this area would be private recreation facilities such as tennis
courts, swimming pools and club houses for the use of residents of the area.
Institutional / public uses permitted would include churches, fire stations, and parks and
open space related facilities.
MDR Medium Density Residential
The medium density residential category includes housing which would typically be
designed as attached units with common walls. Densities in this category would range
from 3 to 14 dwelling units per buildable acre. Additional types of uses in this category
would include private recreation facilities, private parking facilities and institutional /
public uses such as parks and open space, churches and fire stations.
HDR High Density Residential
The housing in this category would typically consist of multi-floored structures with
densities exceeding 15 dwelling units per buildable acre. Other activities in this category
would include private recreational facilities, and private parking facilities and institution/
public uses such as churches, fire stations and parks and open space facilities.
HR Hillside Residential
This category would allow for single family dwelling units at densities no more than two
dwelling units per buildable acre. Also permitted would be typical single family
accessory uses such as private recreational amenities, attached caretaker units, or
employee units and garages. Institutional / public uses would also be permitted. These
areas would require sensitive development due to slopes, access, visibility, tree
coverage and geologic hazards. Minimum buildable area of 20,000 square feet would
be required per dwelling unit. (See Chapter Vlll for more specific discussion of
implementation.)
LRMP Lionshead Redevelopment Master Plan
Included in this category are those properties which are identified as being included in
the Lionshead Redevelopment Master Plan boundaries. Properties located within this
land use category shall be encouraged to redevelop, per the Master Plan
recommendations, as it has been found that it is necessary in order for Vail to remain a
competitive four-season resort. Uses and activities for these areas are intended to
encourage a safe, convenient and an aesthetically-pleasing guest experience. The
range of uses and activities appropriate in the Lionshead Redevelopment Master Plan
(LRMP) land use category may include skier and resort services, ski lifts, ski trails, base
32
facilities, public restrooms, ticket sales, clubs, public plazas, open spaces, parking and
loading/delivery facilities/structures, public utilities, residential, lodges, accommodation
units, deed restricted employee housing, retail businesses, professional and business
offices, personal services, and restaurant uses. (Res 3 (2006), §1)
RAS Resort Accommodations and Service
This area includes activities aimed at accommodating the overnight and short-term
visitor to the area. Primary uses include hotels, lodges, service stations, and parking
structures (with densities up to 25 dwelling units or 50 accommodation units per
buildable acre).
CC Community Commercial
This area includes activities aimed at accommodating the overnight and short-term
visitor to the area. Primary uses include hotels, lodges, service stations, and parking
structures (with densities up to 25 dwelling units or 50 accommodation units per
buildable acre). These areas are oriented toward vehicular access from I-up, with other
support commercial and business services included. Also allowed in this category,
would be institutional uses and various municipal uses.
CO Communitv Office
This area is to include primarily office uses of all types. Some limited commercial uses,
such as retail businesses; including general merchandise, apparel and accessories and
auto service facilities would also be permitted.
T Transition
The transition designation applies to the area between Lionshead and the Vail Village.
The activities and site design of this area is aimed at encouraging pedestrian flow
through the area and strengthening the connection between the two commercial cores.
Appropriate activities include hotels, lodging and other tourist oriented residential units,
ancillary retail and restaurant uses, museums, areas of public art, nature exhibits,
gardens, pedestrian plazas, and other types of civic and culturally oriented uses, and the
adjacent properties to the north. This designation would include the right-of-way of West
Meadow Drive and the adjacent properties to the north.
PSP Public/ Semi-Public
The public and semi-public category includes schools, post office, water and sewer
service and storage facilities, cemeteries, municipal facilities, and other public
institutions, which are located throughout the community to serve the needs of residents.
P Parks
Included in this category are town owned parcels intended for both active recreation
activities such as athletic fields, golf courses and playgrounds, as well as areas for
various passive recreation activities.
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OS Open Space
Passive recreation areas such as geenbelts, stream corridors and drainageways are the
types of areas in this category. Hillsides which were classified as undevelopable due to
high hazards and slopes over 40% are also included in this area. These hillside areas
would still be allowed types of development permitted by existing zoning, such as one
unit per 35 acres, for areas in agricultural zoning. Also, permitted in this area would be
institutional / public uses.
SB Ski Base
Ski base areas are designated at the main mountain portals found within the Town.
Uses and activities for these areas are intended to encourage a safe, convenient and
aesthetically-pleasing transition between the ski mountain and surrounding land use
categories. The range of uses and activities appropriate in the Ski Base (SB) land use
category may include skier and resort services, ski lifts, ski trails, base facilities, public
restrooms, ticket sales, clubs, public plazas, open spaces, parking and loading/delivery
facilities, and residential, retail, and restaurant uses. (Res. 2 (2003) §1)
I-70 Interstate 70 Corridor
This category includes the right-of-way devoted to Interstate 70 and would be reserved
for permanent public use as a roadway.
NF National Forest Lands
National Forest lands not designated within the Land Use Plan boundary are assumed to
remain as open space due to steep slopes, inaccessibility, high hazards and not having
adjacency to the town.
5. "Preferred Plan" Land Use Pattern
The "Existing Trends" alternative was chosen as the preferred land-use plan and was carefully
reviewed area by area to assess feasibility and compatibility with adjacent existing land uses.
Some modifications were then made in proposed new areas of inedium and high density
because of potential land use and neighborhood conflicts. The pattern which is reflected on the
"Preferred Plan" is discussed below.
A. Residential Uses
1. Low Density Uses
Low density residential uses are now planned for a total of 699.0 acres, or about 21% of
the land in the plan area, which is an increase of 8% over the area presently in low
density residential use. These areas reflect the completion of existing platted projects,
with some additional areas added adjacent to the single family areas at low densities.
The 8% increase reflects the large number of undeveloped, platted lots already existing
in Vail.
2. Medium and High Density Uses
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Medium and high density residential areas now account for a total of approximately 15%
of the land in the plan area, with 421 acres in the medium density category and 68.5
acres in the high density category. This is a 4% increase in land area devoted to these
two land use designations, reflecting a need to accommodate additional market demand
for muiti-family uses. For the most part, these multi-family areas have been kept
consistent with the pattern of existing land use with additional multi-family occurring
within unfinished projects and adjacent to these multi-family areas. Some new areas of
high density residential have been added, specifically in East Vail between the Frontage
Road and I-70, where access is good and surrounding land uses would be compatible
for this type of use. Other areas, north of*-70 where existing land uses are mixed
containing both low and medium density uses have been shown as medium density to
meet the demand for additional multi-family dwelling units within the 15-year planning
period.
3. Hillside Residential
The new category of land use types "Hillside Residential" covers a portion of two large
parcels. These parcels account for 33.3 acres or a total of 1.0% of the land use area
within the plan area.
These parcels were designated in this category to allow the possibility for limited
development if certain criteria could be met. Any development proposed would require
the evaluation on a case-by-case basis, accompanied by an in-depth analysis, to assure
sensitivity to constraints, provision of adequate access, minimization of visibility from the
Valley floor, and compatibility with surrounding land uses. Any such development would
be required to meet all applicable Town ordinances and regulations. (See Chapter VIII
for more specific information on implementation.)
B. Commercial Uses
1. Vail Village
The Vail Village areas has been designated separately as a mixed-use area and
accounts for 77 acres or about 2% of the plan area. This area has not been analyzed in
this Plan document because the "Vail Village Master Plan" study has addressed this
area specifically in more detail.
2. Tourist Commercial
The area planned for commercial uses oriented toward products and services for the
tourist includes the Lionshead commercial area and totals 16 acres or .5% of the land
within the plan area.
3. Resort Accommodation Services
This area has been designated for the area which extends from the Lionshead hotel /
accommodation unit area east along the Frontage Road to Vail Road. Cascade village
has also been designated as Resort Accommodation. These are the areas where hotel
uses will be concentrated during the planning period, reflecting the community goals to
concentrate hotels within the core areas. These areas total 52 acres, or about 2% of the
land area studied.
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4. Community Commercial
This new category has been designated for the West Vail commercial area, which is
primarily oriented to serve the needs of the permanent resident and the long-term visitor.
Because the community expressed the desire to concentrate commercial uses within
existing commercial nodes, no new commercial areas have been designated. The CC
land use area contains 24 acres or 1% of the land area
5. Community Office
This area has been designated a mixture of office and support retail uses and is located
to the west of the Lionshead RAS area. These areas will affect a transition from the
more intense commercial and resort uses to less intense uses outside of these areas.
There is a total of 16 acres (about 1%) in this land use category.
C. Transition Area
A transition area has been designated for the area to the north of West Meadow Drive (including
the roadway) between the RAS area to the north and the medium density residential area to the
south, between Vail Road and the Lionshead Tourist Commercial Area. This area is intended to
provide a strengthened pedestrian link between Lionshead and Vail Village. There are 11 acres
(.3%) shown in this land use category.
D. Parks and Open Space
Parks, open space, greenbelts and stream corridor areas account for 1,278 acres or
approximately 38% of the land area within the plan boundary. The area designated as parks
has stayed consistent with the areas shown on the Existing Land Use Map and include major
and minor parks owned by the Town along with the golf course. This makes up a total of 266
acres. Open space areas have increased significantly from 297 acres to 1,022 acres reflecting
the community goals of preserving open space in sensitive environmental areas on the hillsides.
Areas shown as open space include both public and private land ownership patterns.
E. Public/ Semi-Public Land Uses
These areas, scattered throughout the Town, are consistent with the existing land use pattern.
The acreage has increased from 57 acres to 72 acres or 2% of the total land area due to the
inclusion of a possible cemetery site in East Vail.
F. Ski Base Area
This area has remained consistent with the location of the existing ski facilities. New areas
have been added at Cascade Village and Lionshead for planned ski-related improvements,
bringing the ski base acreage from 44 acres up to 86 acres (about 3% of the land area).
G. Interstate 70 Corridor
This acreage remained fixed, although the new access point west of Lionshead is shown on the
Plan. The corridor accounts for 505.5 acres or 15% of the land use in Vail. This area is
intended to remain as right-of-way during the planning period.
All National Forest lands outside the plan boundary are assumed to be open space, with the
best use considered to be National Forest.
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Table 9 shows the acreage breakdown of the proposed Land Use Plan. Figure 4 "Land Use
Plan" shows the configuration of the proposed land use plans illustratively. A larger map
(1"=400') also hereby adopted shows proposed land use in more detail. This is available at the
Community Development Department and should be consulted prior to time of preparation of
development proposals.
6. "Preferred Land Use Plan" Analysis
The "Preferred Plan" acreages were then compared with projected demands to the year 2000
for permanent housing, lodging units, commercial and office square footage. The resulting
figures are shown in Table 10. This table compares the demand in units or acres with the
supply of undeveloped land both platted and unplatted, which is unconstrained. Unconstrained
lands are those areas which do not contain high hazard avalanche and geologic areas,
floodplains or slopes over 40%. This table shows that the Preferred Plan will be able to provide
enough lots / land area for all of the projected demand for single family and duplex lots, with a
surplus remaining of 326 dwelling units.
There will be a shortfall of area for multi-family dwelling units of 17 acres, which may be
accommodated through increasing the occupancy rate of existing multi-family units or
encouraging the down valley communities to supply a portion of this demand. This shortfall
occurred because of 1) the need to assure that new areas designated for multi-family were
compatible with surround land uses; 2) the desire of the community to discourage development
in sensitive, undeveloped lands; and, 3) the general satisfaction of the community with the
existing land use pattern. It was thus decided that it would not be appropriate to increase
densities in unsuitable areas just to completely fill market demands.
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TABLE 9: PROPOSED LAND USE — "PREFERRED LAND USE PLAN"
Land Use Cateqorv Acres Percent
Low Density Residential 698.8 20.8
Medium Density Residential 420.8 12.5
High Density Residential 68.5 2.0
Hillside Residential 33.3 1.0
Village Master Plan 77.0 2.3
Tourist Commercial 15.8 .05
Resort Accommodation Services 51.9 1.6
Transition Area 11.4 0.3
Community Commercial 24.4 0.7
Community Office 15.6 0.5
Park 255.9 7.6
Open Space 1,022.9 30.5
Public and Semi-public 72.0 2.1
Ski Base 86.3 2.6
Interstate 70 Right-of-Way 505.5 15.0
3,360.1 100.0
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This table also shows that there will be a deficit of 70,272 square feet or approximately 3.3
acres of land for commercial / retail uses. This may be accommodated through: 1) increasing
intensities of use within the core areas; 2) adding commercial square footage within Lionshead
through the relocation of the Gondola building and possible addition of commercial space to the
parking structure. These are both options being discussed but are not yet quantified. These
two options could then provide the additional 51,850 square feet of skier-related retail space; 3)
addition of support retail outside of the core areas within the Community Office land use area;
and, 4) increased intensity of use in the West Vail Community Commercial undeveloped area.
These two options could be utilized to accommodate the 18,422 square foot shortfall of local
related retail space.
It was decided to rely on the marketplace to accommodate this additional retail demand through
these types of options, rather than designating new commercial areas away from existing
nodes, which would have been contrary to the desires expressed by the community at large.
In summary, the Preferred Land Use Plan reflects a balancing of existing conditions, community
opinion, opportunities and constraints, and projected growth demands.
This Land Use Plan, adopted as a part of this document and shown as a graphic representation
in Figure 3 is intended to be used along with the goal statements, as a general guide for the
review of new development projects which may be proposed in Vail. The Land Use Plan
illustrates in a general way the categories of land use which would be appropriate throughout
the town. The small scale (1"=1,000') map contained herein should not be used to determine
the suitability of uses on a parcel by parcel basis. The larger scale map (1"=400') is also hereby
adopted and is on file with the Town of Vail Community Development Department. This larger
map is more suitable for identifying specific parcels, though this map does not determine land
use based on property boundaries.
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TABLE 10: PREFERRED LAND USE PLAN ANALYSIS
-Plan- -Plan-
Unconstrained Unconstrained
Demand Platted/Undeveloped Vacant/Undeveloped Balance
Tvpe of Use Lots/Acres Lots/Acres Acres Surplus/Deficit
1. Single-family/Duplex 232 du/78 ac 234 lots (55 sf du 60.0 Acres +326 du
358 duplex du) (will accommodate 145 du) _ (413+145=558
413 du total 558 du 558-232=+326
2. Multi-familv
a. Townhouses 214 du/22 ac' MDR—49.9 ac 11.2 ac -17 acres
b. Apt./Condo. 1.088 du/73 ac2 HDR— 16.4 ac 0.0 ac (66.3 + 11.2 = 77.5
Total MF 1,302 du/95 ac 66.3 ac 11.2 ac total 77.5 ac 78-95=-17)
3. Lodging 395 au/8 ac3 Approved Units N/A + 52 au
447 au (447-395 = +52)
4. Commercial/Retail
a. Ski Related 131,850 sq. ft. Approved/Unbuilt(Core Areas) Core Areas
27,000 sq.ft. -51,850 sq.ft.
(80,000-131,850= -51,850
b. Local 89,122 sq.ft. Allowed in Master Plan (Core Areas� Outside Cores
220,972 sq.ft. 53,000 sq.ft. -18,422 sq.ft.
Total Village & Lionshead Core Potential (70,700-89,122 = 18,422)
80,000 sq.ft.
Approved/Unbuilt(Outside Core) Total Deficit—70,272 sq.ft.
70,700 sq.ft. or 3.3 acres
Total Approved/Planned at .5 F.A.R
150,700 sq.ft. (150,700-220,972 = -
70,272)
1. Demand at 10 du/ac.
2. Demand at 15 du/ac.
3. Demand at 50 du/ac.
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CHAPTER VII — COMMUNITY FACILITIES
1. Inventory and Assessment of Town Owned Property
The initial section of the study provides a general evaluation of the suitability of the numerous
town owned sites to accommodate development. The term development is used in its generic
sense in that land which may currently be void of any activity or could be improved or developed
to accommodate a public or private use.
An initial screening of the properties is presented in which the site and location is presented.
The physical character of the site is briefly described as is its current use. Finally, an
assessment of the suitability of a site is based on a number of factors including the following:
• Size The site may be too small to accommodate any active or passive function.
• Physical constraintsThe site may be subject to flooding, may contain geologic hazards
or severe slope conditions.
• Accessibility The site may contain significant limitations on access which may suggest
only certain types of use.
Existing Use
There may be an existing public use on the site which is providing a valuable service to the
community and likely not to change. (Note: for purposes of this assessment, the planning
horizon of the Year 2000 is used as the basis for commenting on future needs of the
community.)
Restrictions on Use
A number of parcels of land which have been deeded to the Town of Vail contain covenant
restrictions as to their use. These restrictions could preclude certain activities and dictate site
utilization.
This initial evaluation would be termed a coarse screening of the town properties. The intent is
to identify those parcels which are likely not to change from their current use or activity and to
eliminate them from further discussion. Conversely, those tracts of land which do represent
opportunities for change or development will be analyzed further for their potential.
Coarse Screen of Sites
Following is a listing of identified Town of Vial owned properties and comments as to their
character and suitability. The parcels are numbered generally from the east part of the
community to the west and are located on Figure 4 — Inventory of Town Properties.
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Tract 1 — Biqhorn Park
This 6.43 acre parcel of land is improved as an athletic field and playground for younger
children. It serves as a neighborhood park for area residents and will continue as a park and
recreation site.
Tract 2 — King Arthur's Court
This site is located across Meadow Drive from Bighorn Park. The site provides public
pedestrian access to the mountain side on Forest Service lands to the south. The site is
identified as being an area of high environmental constraints and would appear to be most
suitable for park and open space activities.
Tract 3 East Vail Fire Station
Located on Columbine Drive in the Bighorn Subdivision, the station provides for the fire
protection needs of the East Vail area.
Tract 4 — Biqhorn Subdivision, Third Addition
This area is north of Interstate 70 in the Pitkin Creek area. The tract of land had been
subdivided into 18 lots, a dedicated road and a 5.73 acre unplatted parcel. The parcel has
limited access and it is located in an area of high environmental constraints. No covenant
restrictions have been identified with the site, however, its inaccessibility and development
limitations suggest that open space is its most appropriate use.
Tract 5 — Pitkin Creek Stream Tract
This is the streambed and associated floodplain area of the Pitkin Creek located between I-70
and Bighorn Road. It is also the site of the Historic Circle K ranch house which is used as a bus
shelter. The open space character of Pitkin Creek should remain as would the historic site and
thus no change is anticipated.
Tract 6 — Katsos Ranch
This parcel of land has been the subject of much community-wide discussion since its purchase
by the Town of Vail in 1977. The tract contains 146 acres and lies immediately east of the Vail
Golf Course and south of Gore Creek. A study was prepared in 1978 to examine the impacts of
alternative development scenarios for the property. The alternatives ranged from a "do nothing"
or "no development" scenario to the construction of an executive style golf course. The study
concluded that a moderate level of development is the most desirable for the site. This level of
development would include a bike trail, running trial, cross-country skiing trails and picnic areas.
Many of these improvement have been constructed and are used by area residents and tourists
alike. Based on this expression it is assumed that passive open space is the acceptable and
appropriate use for the parcel.
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Tract 7 — East of Booth Falls Road
This area consists of three separate tracts of land which were dedicated to the Town of Vail for
open space as part of subdividing. Of the separate tracts of land that have been dedicated,
Tract C has little in the way of development constraints. Its location at the intersection of Katsos
Ranch Road and the East Frontage Road has good proximity to roads and utilities.
There are other public and private recreation facilities in Booth Creek and the site offers no
apparent unique visual or environmental benefits. This is a possible site for disposition by the
Town. However, it should be noted that there has been no confirmation of covenants or deed
restrictions associated with the property. No alternate use has been identified for this site at this
time.
Tract 8 —West of Booth Falls Road
This area is similar in formation to Tract 7 in that individual parcels of land were dedicated to the
town of Vail as part of park and open space requirements. Two of the parcels are within high
environmental hazard areas and are likely to remain as open space areas. The third parcel of
land in the subdivision has frontage along I-70 and back ups to the residential area a►ong Bald
Mountain Road. This parcel is attractive for development because of its visibility, access to the
frontage road, relative large size (14 acres) and only a portion of the property is within a
moderate environmental hazard area. There is, however, some question as to the covenant
restrictions on the property which may limit the use to open space. This tract has been
discussed in the past as a possible location for an executive par 3 golf course, however it is not
large enough to accommodate such a use. A well-planned, 18-hole par 3 course requires 50 to
60 acres. A 9-hole pare 3 course could possibly be accomplished on as little as 20 acres,
however this site is only 14 acres and therefore would not accommodate "executive" type
course very adequately*. While it is a possible candidate for some type of development, there
are not current public facility needs which could be accommodated at this site.
Tract 9 — East of Sunburst Drive
This site contains just over 28 acres and is located south of the Vail Golf Course. The site is
entirely within a high hazard area and is viewed as designated open space for the community.
Just to the south of Sunburst Drive are several small parcels which are avalanche chutes,
scheduled to remain as open space.
Tract 10—Vail Golf Course
The Vail Gold Course comprises just over 94 acres of land along Gore Creek in the east-central
part of the community. A portion of the course winds through a residential area along Vail
Valley Drive. No change is anticipated in the function and extent of the area.
*DeChaiara, Joseph and Lee Koppelman, Urban Planning and Design Criteria, pg 380; and
THK Associates, Inc.
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Tract 11 — Bus Barn, Public Works
The Town of Vail bus barn and public works shops are located on a 17.3 acre site north of *-70
in the vicinity of the golf course. There is no change anticipated in this area and there appears
to be sufficient room for expansion of the facility. This site is a potential candidate for the
location of a limited use, special event oriented heliport.
Tract 12 — Ptarmigan Road Avalanche Chute
A 1.15 acre area has been designated as a safety area to accommodate potential avalanches.
The site would remain as open space in the community.
Tract 13— Fairway Drive Avalanche Chutes
A 2.16 acre site to accommodate avalanche hazards has been dedicated to the town along
Fairway Drive in the Vail Village 10th Filing. This site provides a safety area and would remain
as open space for the community.
Tract 14— Ford Park
The Ford Park is the focus of outdoor summer recreation activities in the community. It contains
athletic fields for softball, soccer and lacrosse, tennis courts, a picnic pavilion, barbecue grills,
bike paths and a nature center. A Master Plan was recently adopted for the park and an
amphitheatre is currently under construction. During the past winter seasons, the athletic fields
of the upper bench of the park has served as a day use parking area for skiers. The use of
special WWII vintage landing mats have been used to protect the turF from damage. There is no
change, other than on-going facility development for the park. Specifically, a community indoor
swimming pool has been proposed for the east end of the site.
Tract 15— Golden Peak Athletic Field
This five acre athletic field accommodates soccer, rugby and lacrosse activities during the
summer. This athletic field is anticipated to continue to serve as a site for active recreation
functions in the community.
Tract 16—Vorlaufer Park, aka Roger Staub Park
The small .5 acre open area is located off of Gore Creek Drive in Vail Village serves as a
passive pocket-park adjacent to Gore Creek. This passive area is landscaped and contains
boulders for resting and provides a pleasant relief from the dense built-up nature of the Village.
It is viewed as a positive attribute likely to continue to function as such.
Tract 17— Mill Creek Stream Tract
This area extends from Hanson Ranch Road to Gore Creek Drive in back of the Red Lion
Building. The tract serves as a drainageway and should be preserved in its open state.
Development along Bridge Street has turned their back to the stream and rehabilitation and/or
renovation in the area should be encouraged to take advantage of this pleasant open area.
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Tract 18— Gore Creek Stream Tract
The stream tract extends from Ford Park in the east to Forest Road on the west and consists of
a series of dedicated parcels as development progressed within the Town . The area serves as
an invaluable environmental and aesthetic component to the Village core. The primary uses of
this area are linear open space and recreational paths.
Tract 19— Slifer Square
Slifer Square consists of the covered bridge, the landscaped plaza and the "vest pocket" park
between the Village parking structure and the bridge. The area serves as an entryway to the
Village core and is unlikely to change. It has also been identified as a possible site for the Town
of Vail Christmas Tree.
Tract 20—Villaqe Parking Structure
The site of the parking structure contains just over 5.5 acres of land not all of which is occupied
by the three level parking structure. The top of the structure serves as the Vial Transportation
Center and is the focus for regional and town-wide bus routes. The east of the structure is
undeveloped and this area represents an opportunity for development.
Tract 21 — Pirate Ship Park
This facility is located along Mill Creek in the vicinity of the Vista Bahn chairlift. The tot lot and
playground serve the recreational needs of smaller children in the community and would likely
remain unchanged.
Tract 22 —Willow Circle Landscaped Area
This 3.8 acre area serves as an open relief for residences which surround it and would remain
as such.
Tract 23— Ski Museum
Located at the intersection of Vail Road and West Meadow Drive, this 1.23 acre site serves as
one of the many tourist attractions in the community. The site is at one of the more congested
vehicular intersections in town and there are numerous vehicular / pedestrian conflicts in the
area. There are approved plans (related to the Vail Village Inn Special Development District) for
the relocation of the museum. The plan calls for this site to become a small park / open space
with opportunities for public art, to serve as a window into the transition area, between Vail
Village and Lionshead. The plans for this site may be modified in the future, with the
intersection improvements noted in the Vail Village Master Plan.
Tract 24 - Villaqe Firestation
The station site is likely to remain unchanged.
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Tract 25— Interfaith Chapel
Land south and wet of the chapel is owned by the town and currently is used for parking for the
chapel. Unless there is a change in the chapel activity then there appears to be no need to
affect this tract.
Tract 26— Municipal Building and Post Office
This site contains 2.81 acres and is located along the frontage road west of the Vail
interchange. There are numerous options available for change in use of this site which are
discussed later in this study.
Tract 27— Dobson Ice Arena and Adiacent Lot to East
The site and use appears to be fairly well fixed for the neat future. There have been
discussions about expansion and/or modification of the building to accommodate small
conventions. To date, no firm plans have been identified, and thus there is no change expected
for the arena site. As possible use of the adjacent lot may be an outdoor ice arena. The lot is
now planned to accommodate additional hospital parking needs.
Tract 28—Vial Library and Adjacent Park Area
The library is located south of the Dobson Ice Arena and like the arena there are no known
expansion plans or relocation plans which would affect the site. There is a small park area
adjacent to the library, which will remain in its present use.
Tract 29— Lionshead Parkinq Structure
The Lionshead parking structure site is one which offers an opportunity to include some
additional activities. The structure presently contains a number of uses including the Teen
Center. The types of activities are tied in with the options which may results from activities at
the municipal center.
Tract 30 — Pedestrian Overpass
The landing areas for the pedestrian overpass which connects Red Sandstone Elementary
School and Lionshead are the two sites of this tract. No change is expected for this are, other
than realigning the south approach.
Tract 31 — Lionshead Entrvway/ Riqht-of-Wav
This "tract" is actually a series of parcels in and around Lionshead which are entryways and
landscaped bus turnarounds. No change is expected in this area.
Tract 32 — Lionshead Mall
The pedestrian mall of the Lionshead commercial area is the site of this tract. The tract winds in
and around the mall and connects the parking structure with Lionshead Circle. The "Urban
Design Guide Plan" addresses potential changes in this area.
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Tract 33— Lionshead Centre
This site is located directly south of the Lionshead Centre building adjacent to the Gore Creek
stream tract. It currently is part of the open space and trail system in the are and no changes
are likely.
Tract 34— Old Town Shops
This site is used for Town of Vail recreational programs and for storage. This site may have
some potential for redevelopment at the time the new access to I-70 becomes a reality.
Tract 35— Mountain Bell
The Mountain Bell microwave facility and two daycare center are located on a 25 acres site
owned by the Town of Vail which is north of I-70. A portion of this site under the microwave
facility, is owned by Mountain Bell. Part of the entire site is located in an area of inedium
environmental hazards and should continue to remain in its present use, with possible
expansions of the day care centers. It may also be an option for the cemetery, further
discussed later.
Tract 36 — Red Sandstone Elementarv School
The Town of Vail leases the site to the Eagle County School District for educational purposes.
This arrangement will likely continue through the planning period.
Tract 37— Potato Patch
An irregular shaped area above Red Sandstone Elementary School was dedicated to the Town
as open space. This area has a variety of high and medium environmental constraints as well
as some areas with no identifiable development constraints. There are no apparent deed
restrictions for use of the property, however, the site is relatively difficult to access and seems to
be most appropriately left in open space.
Tract 38— Lion's Ridqe
The Lion's Ridge parcel is designated as open space and because of the severe topographic
and environmental conditions is not suitable for other uses.
Tract 39— Cascade Village Stream Tract
This is an area along Gore Creek in the vicinity of the Westin Hotel which serves as flood
protection and provides some open space for this area.
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Tract 40— Donovan Park
The undeveloped park consists of a 12-acre lower bench area north of Gore Creek and a 39-
acre upper bench south of the Matterhorn Subdivision. The park has been the subject of a
Master Plan which outlined the proposed park facilities for the site. The community intends to
proceed with development of the project as funding becomes available. The upper bench has
also been identified as a potential cemetery site.
Tract 41 — Buffehr Creek
A site of approximately one acre in size has been identified as a park site for neighborhood
residents. The use of this site is likely to continue throughout the projection period.
Tract 42 — Stephens Property
This is a ten acre parcel of land located along Gore Creek in the Intermountain area of West
Vail. The tract is currently undeveloped and could be a possible cemetery site.
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2. Facility/ Service Requirements
In this section of the study the existing facilities used by the Town of Vail's service providers will
be discussed. In general, a majority of the municipal sources offered by the town are well
situated to serve the growth needs of the community. However, as the community grows and
matures there are likely to be demands for additional services and/or facilities. For example
there has been an expressed need for an indoor aquatic center in the community. This facility
would be difficult to justify under normal measures of demand (one pool per 25,000 population
is a typical National Park and Recreation standard). However, community interest is extremely
high in a facility of this type due to the higher recreational participation rates and the higher
guest populations found in Vail and a site is recommended for its development. Following then
is a brief discussion of status of existing services / facilities. (Note: a significant amount of
information reported in this section is a results of a Space Needs Study conducted for the town
in December of 1984.)
Vail Police Department
The Vail Department of Police is currently housed in the Municipal Building. The department
occupies a portion of upper and lower levels of the building with approximately one-third of the
structure needed for the law enforcement function. The department is in need of additional
space for personnel, facilities and storage. The 1984 study indicates that between 1,500 and
2,000 square feet of additional space is needed.
Fire Protection
Currently, two fire stations are serving the community: The East Vail Station on Columbine
Drive in the Bighorn subdivision; and the Central Station on east Meadow Drive which is
adjacent to the Village. The determination of fire protection adequacy involved a complex
formula which incorporate construction type, building height, water flow rate, response time and
service radius. The American Insurance Association (formerly the National Board of Fire
Underwriters) prepares the evaluation. A rule of thumb for protection of residential areas is a
radius of one and one-half miles for engine companies and two miles for ladder. Applying this
standard suggests that an additional station could be proposed to serve the West Vail area.
Library
The library is housed in a new facility with apparent adequate space to accommodate the
present and near future needs of community residents.
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Public Works
The Public Works / Transportation Department is housed at the Town of Vail shop property
which is located north of I-70 in the vicinity of the golf course. The site is of adequate size to
accommodate future space needs, however, the site would require extensive preparation to be
usable. Also, in the previous space use study it was recommended that a small satellite facility
to accommodate under storage and a snowplow be developed in West Vail.
Recreation
The administrative function of the recreation department is currently located in the lower level of
the library. There has been no indication that the current space is inadequate and thus it is
assumed that the near term space needs of the department are satisfied.
The second component of the recreation function is the land and/or facilities required to meet
the recreational needs of community residents. This investigation has not included a parks and
recreation master plan which would examine in some degree of detail these needs. However,
there are some general indications of recreational desires as expressed by residents involved in
the public meetings associated with the Land Use Plan project and during the completion of the
Master Plans for the Ford and Donovan Parks.
Park and recreation standards have historically been the means by which park requirements for
future population have been estimated. The application of a ratio, typically expressed in acres
per 1,000 population is often the point of beginning in projecting needs for a community. Also,
these standards tend to be based on national trends as monitored by the National Park and
Recreation Association. Often these national standards are not applicable to a community's
situation — in the case of Vail, this is most certainly true. The unique location of the community
and its recreation /tourist base tends to skew the national standards. However, using a ratio as
expression of future requirements is a technique which has some validity in this case.
The results of the survey conducted as part of the land use plan indicated that there are over
555 acres of land in the area devoted to park and open space use. A further breakdown
indicates that 296 acres of the 555 acres are classified as open space and the remaining 259
acres are used for park purposes (improved parks and athletic fields). A major component of
the parks acreage is devoted to the golf course which is just over 94 acres of land. The current
permanent population in the community is estimated to be 4,500 persons. Applying this
population to the current park and open space acreage results in the following:
1. Open Space Land = 65.8 acres per 1,000 population
2. Park Land (including golf course) = 57.6 acres per 1,000 population
3. Park Land (excluding golf course) = 36.7 acres per 1,000 population
Total Park & Open Space Lane (1+2) = 123.3 acres per 1,000 population
As a means of comparison, the most frequently used ratio in expressing the requirement for
park needs for urban conditions amounts to 25 acres per 1,000 population. The Town of Vail far
exceeds this "normal" standard to the provision of park and recreation space.
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Throughout the public meetings associated with the land use plan and the results of a
community services questionnaire, there appeared to be general satisfaction with the level and
amount of park and recreation facilities and areas. (A notable exception is the desire for an
indoor aquatics center.) Thus, as one measure of the future needs in the community, today's
standards of providing park areas could be used to determine future demands.
The year 2000 population projections for the community indicate that the permanent population
is 5,920 persons, or an increase of 1,420 persons above current levels. Using the existing ratio
of park land now provided to the increase in population results in the following:
In the future, the Town may desire to annex National Forest lands for the purpose of
recreational and/or public facility development. This will involve close coordination with the
Forest Service. The use and existing conditions of National Forest Land which is exchanged,
sold, or otherwise falls into private ownership should remain unchanged. A change in existing
condition and use may be considered if the change substantially complies with the Vail
Comprehensive Plan and achieves a compelling public benefit which furthers the public interest,
as determined by the Town Council. (Res. 2 (2003) §1)
Additional Park and Open Space Land Required
Open Space Land (65.8 acres x 1.42)* = 93 acres
Parkland — Excluding Gold Course (36.7 acres x 1.42) = 52 acres
Total = 145 acres
(*Note: the ratio which excludes the golf course was used because there are no additional areas
which could accommodate a golf facility in the planning are.)
Using the above stated assumptions on level of service, one could anticipate an additional need
for 52 acres in parks and 93 acres in open space. This is only a general indication of need — it
does not include important factors such as location, down-valley activities, or the availability of
private recreation facilities in the community.
This aspect of community facilities will be the subject of further study by the Town as a separate
component of the Comprehensive Plan. This will be accomplished through completing a
"Recreational Strategic Plan" which wi�l study needs for all types of recreational and parks
amenities and identify locations for such needs. This effort will complement the already
completed Master Plans for Ford and Donovan Parks, which programmed specific uses and
locations for recreational facilities in each park.
Cemeterv
A cemetery site has been identified as a high priority item for the community. In the process of
identifying potential sites, contacts were made with agencies that may have regulations affecting
the siting of such a facility. The Colorado State Department of Health was contacted and there
are no regulations from their prospective which would affect siting of a cemetery. The only
agency which does have an affect on cemetery operations is the Colorado State Division of
Insurance, which is concerned with internment, general maintenance of the facility, and
administration organization necessary to operate the facility. There are several key
considerations in site criteria for a cemetery including: 1) the suitability of the terrain for
internment such as the nature of the subsoil; 2) drainage; 3) proximity to community water
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sources; and, 4) accessibility. Also, there is the sensitive issue of the "feeling" of death that is
associated with a cemetery and the inclination on the part of some people to avoid living in the
vicinity of a cemetery. Finally, it is likely that a cemetery site will be used in perpetuity. Burial
grounds are rarely moved due both to the practical and legal difficulties involved.
Four sites have been identified as meeting the above outlined criteria; there are, however, some
resolved questions with each.
Parcel H
This tract of land is located I East Vial under an elevated section of Interstate 70. The portion of
the site appropriate to internment is north of Gore Creek and has direct access from Bighorn
Road. Utilities, specifically water service, is available in the area. The site is presently within
the White River National Forest and acquisition of the tract would have to conform to a
complicated and lengthy set of procedures. Also, it is unknown at this time what rights the
Colorado State Highway Department may have on the tract. Even though I-70 is elevated as it
transverses the parcel, there may be some restrictions on the use of the space under the
freeway.
Mountain Bell Tract
The 25 acre tract of land, currently owned by the Town of Vail, with a portion owned by
Mountain Bell, which houses the telephone microwave transmitting facility, is recommended as
a second potential cemetery site. The site has many positive attributes including access,
availability of utilities and isolation. The one negative factor of the site is the terrain type.
Presently, a portion of the area is identified as having moderate environmental constraints. It
does appear that a carefully designed site plan could adequately overcome some of these
constraints and provide a suitable cemetery site. This site is also intended to continue to be
used by the two day-care centers with additional area to accommodate necessary expansion of
these centers.
Stephen's PropertV
The Stephen's Property, West Vail, is the third site which has been identified as a possible
cemetery. Gore Creek transverses this triangular shaped tract of land with the south portion
being more flood prone and subject to moderate environmental constraints. As suitable as the
site is it may face competition for use from the recreational requirement to meet future
demands.
Donovan Park
A portion of the upper bench of Donovan Park was also previously identified as a possible
cemetery site through the Mast Parks Plan process for ponovan Park.
General Governmental Services
General governmental services include those municipal functions such as town administration,
community development, finance and personnel. The previously cited space needs study
indicated that, with the exception of the Police Department, department needs are primarily in
the area of additional storage. The individual needs of the departments are comparatively
minor, however when they are added to the Police Department requirements and the current
site constraints of the municipal building and post office site there becomes a cumulative effect
and/or requirement which is discussed in a latter section of this report.
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Schools
While education services are not provided by the Town, it is important to address the question
of whether or not new sites for schools should be planned. According to conversations with Dr.
Charles Schwann, Superintendent of School District RE50J, there are not projected needs for
additional school sites with the Town of Vial. There are currently several school sites in Avon
and Edwards which have been dedicated to the district. Due to the projected population
distribution, in combination with the bus circulation routes, it is anticipated that needs for new
schools will be met through the placement of facilities on these sites.
3. Locations for Other Facilities
During the course of this investigation there have been a number of special facilities or
conditions which have been identified as being appropriate for comment. These items along
with a summary of the key findings of the previous sections are presented as follows.
Aquatic Center
Concurrent with this investigation the Department of Community Development conducted an
evaluation of alternative sites for an aquatic center. The evaluation used a checklist of
seventeen different items which were applied to six separate sites in the community. The
analysis resulted in an area at the east end of Ford Park as scoring the highest in almost all of
the evaluation categories. The results of the evaluation confirms the recommendations which
were made as part of the Ford Park Master Planning process. Therefore, should plans proceed
for such a facility it would be most appropriately located at the east end of Ford Park.
Golf Course
The only site in the community large enough to accommodate an executive style, Par 3 course
is a portion of the Katsos Ranch property as a well-planned 18-hold par 3 course requires 50 to
60 acres of land. As mentioned previously in the discussion of tract 8, a 9-hold par 3 course
could possibly be built on approximately 20 acres. Tract 8 in the Booth Falls are could not
accommodate this acreage requirement.* At the public meetings held during the development
of this plan, there was overwhelming community opposition to the use of the Katsos property to
accommodate a golfing facility
*DeChaira, Joseph and Lee Koppelman, Urban Planning and Design Criteria, pg. 380; and THK
Associates, Inc.
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Seasonal Surface Parkinq Areas
In support of the impact assessment of the Vail Mountain Master Plan, a parking and bus
utilization analysis was conducted. This analysis identified the magnitude of the increase
associated with skier expansion, as well as the internal shift in ski portal use because of the
location of mountain expansion. It was projected that a shortfall of 597 public parking spaces
would occur in the Village / Golden Park area while a surplus of spaces would result in the
Lionshead / Cascade Village area. A variety of solutions to the projected shortfall were
identified including:
• Expansion of the Transportation Center by 450 spaces
• Relocation of the rental car operation to free up spaces in the Transportation Center
• Increased parking as part of the Golden Peak base facility redevelopment
• Expanded parking at Ford Park
• Increased use of remote parking facilities such as the golf course lot
• Leasing of private spaces by employees
• Greater utilization of the bus system
The variety of option available to accommodate this growth suggests that there is likely no need
to immediately look for additional surface parking areas. The experience with using Ford Park
as a temporary solution has not been fully evaluated. However, from the community's
perspective, there was no significant opposition to use of the upper bench of the park, as a
temporary solution to the parking problem.
One of the concluding recommendations of the parking and bus utilization study involved the
on-going activities of the Parking Task Force which would continue to monitor and document the
adequacy of the parking system in the peak February-March period.
Villaqe Parking Structure
The Village parking structure was previously mentioned as being one means by which to
partially meet the additional parking requirements generated by the mountain expansion plan.
The east end of the parking structure site is undeveloped. This area has been viewed as a
possible site for numerous activities. It is recommended that since the parking structure has
been designed for expansion and that the Village / Golden Peak ski portals are to be the focus
of mountain expansion. Extending the existing parking structure would create a building area of
31,250 square feet on top of the structure (the length extends 250 feet, which is 50 feet short of
the west pavement line of the Vail Valley Drive and the width is held at the current 125 feet).
This are could then be utilized for some other type of use.
The landscaped slope facing south of the existing structure, along East Meadow Drive, has
been discussed as possibly having some redevelopment potential. During the public meetings
held to review this plan, the residents expressed a desire to keep this area in its present use, as
permanent open space.
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Lionshead Parking Structure
The Lionshead parking structure offers some of the same opportunities for joint use
development as those of the Village structure. The types of activities and possible joint uses
are somewhat different, however. The east end of the parking structure site is currently not
developed as a parking structure but is utilized for parking for large recreational vehicles or
buses. This area has been suggested as a possible site for a new municipal building or town
hall. The site could easily accommodate a building of 20,000 square feet in a single or multi-
level structure and could use either the existing parking for employee and/or business parking or
could incorporate structured parking of its own. This potential building, along with the adjacent
Dobson area and library, could form the components of a municipal center or complex, along
with the existing Teen Center in the structure.
Another potential joint use for the site would be an extension of the commercial space along the
south face of the structure. There is currently 5,000 square feel of commercial / office space
and some additional square footage of space could be incorporated in the structure. Unlike the
Village structure, however, the depth of the space (i.e., from street R.O.W. to parking structure)
is relatively shallow. Commercial uses requiring a more square rather than rectangular shape
may have to extend into the parking structure. The deed of transfer from Vail Associates to the
Town of Vail specifically prohibits nonpublic uses for the structure. It should be noted, however,
that existing commercial space is not physically attached to the structure — they are two
separate buildings which may be a means to be in compliance with the deed restrictions. The
restriction may preclude any extension of commercial space into the structure site.
In the discussion of using the east end of the parking structure as a building site, it should also
be noted that the parking structure itself has been designed to accommodate additional roof-top
loads. This a new building could almost be placed anywhere on the parking structure site.
The future use of both parking structures is now the subject of further investigation by the Town.
A feasibility study has been initiated to address whether the structures should remain in their
present use or be positioned for the addition of commercial, office and/or parking uses.
Municipal Building / Post Office Site
The suggestion that municipal functions be relocated, as discussed in the previous section,
would then make available the municipal building and municipal building site. Added tot his is
the desire of the post office to relocate its distribution function to an outlying location (the
community would like to maintain a "retail" function in Commercial Core I or II however) could
possible "free up" both buildings as well as the site. Some of the possible scenarios for site and
activities include the following:
A. Municipal Function Relocated:
1. Use of the eastern part of the existing municipal building as a visitor's center. This
portion of the building (police department) has good visibility as well as parking. As a
supplement to the visitor center, a historical display area and/or the ski museum could
also be provided. The post office could operate its retail presence in the building it
presently occupies.
55
2. Another general option would be to abandon the existing structures and develop a multi-
purpose community building to accommodate the visitor center, Vail Resort Association,
as well as space for other community service organizations.
3. Along the same lines as 2 above, the private sector could be encouraged to participate
by offering the parcel for development, in exchange for the provision of a visitor center in
the development.
The combination of uses are almost too numerous to list. Also, there needs to be some
assessment of the size requirement of these facilities and whether any specific types of
space are needed, as well as additional parking requirements.
B. Municipal Function Remains
1. If the municipal functions remain at the current site, then there would likely be a
reallocation of uses among the two buildings. The Police Department's need for
additional space plus their need for communication equipment suggest that they remain
in the existing municipal building. The post office building could become an "annex" to
the main building in which some municipal functions could be housed. The post office
retail function would probably have to find a new facility.
2. A variation to the above would be to demolish the post office building and build and
addition to the existing municipal building.
3. Another variation could demolish both buildings and construct a new municipal complex.
Locations for Public Art
The presence of public art in a community adds to the quality of life of its citizens. Public art can
be commemorative by reminding the viewer of an individual or event of significance in the
community or it can be created to evoke an emotional response on the part of the viewer.
Because of the diversity of the types of public art, it is difficult to prescribe specific locations
which are appropriate and suitable for all objects of art. Thus, the following items of
consideration and suitable for all objects of art. Thus, the following items of consideration are
provided as a means to review each proposal for the siting of a piece of public art, as further
discussed following.
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The piece of art proposed for public viewing has characteristics and qualities which should be
examined prior to its siting. The following should be examined:
• Size and Scale: Is the physical size of the piece of art such that it requires a certain
amount of distance for the object for proper viewing? For example, a kinetic sculpture
the size of a small vehicle would likely require a pedestrian plaza are.
• Shape and Form: Whether the piece of art has a symmetrical shape of has a free-form
has an influence on the most appropriate area from which to view it.
• Material: The material of the piece of art should be considered. For example, a high-
tech material of glass or polished metal may be out of place in a natural setting along a
streambed or in a forested area. Conversely, this type of material may provide a
dramatic contrast to a natural forested setting.
• Mass and Density: The bulk and volume of a piece of art is also a factor which should
be evaluated. There is a natural affinity between the mountainous terrain features of the
area and a sculptural piece which expresses the mass and bulk.
In addition to aesthetic and design concerns associated with individual pieces of art, there are
some very practical questions which should be addressed. The placement of a piece of art in a
public place should be evaluated as to its effect on public health, safety and welfare. The types
of issues include the safety of the piece of art from the standpoint of the viewer. Are there any
sharp edges or delicate construction techniques which have the potential to cause injury to the
viewer? Is the piece of art secure and well fastened to its viewing area, not subject to easy
removal? Is there some measure of protection against vandalism associated with the piece?
Can the piece be easily defaced, or should vandalism occur, can the defacing be easily
removed? Finally, how does the piece of public art and it's location relate to the public works
function of the town? Specifically, are there any conflicts with snow removal, emergency
service access and bus transit routes?
The above criteria are suggested as a means to evaluate individual pieces of art. There are,
however, general locations which are more appropriate for public art. Within the Vail Village
Master Plan, specific locations have been identified. Beyond the village area, locations should
focus around pedestrian concentrations or movement. Bus stops make excellent location for art
because of the congregation of people. Similarly, formal plaza areas and areas where
pedestrian pathways intersect are suitable locations. Siting areas along the pedestrian
pathways associated with Gore Creek also are appropriate. In any of the above areas, the
piece of public art should be se�ected and placed to compliment the urban or natural setting and
should act as a magnet to draw people to an area.
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CHAPTER VIII — IMPLEMENTATION
The Land Use Plan developed as a result of this effort will become a part of the Vail
Comprehensive Plan, which in its entirety will serve to guide growth within the Tow of Vail for
the next 15 years. The Land Use Plan is not intended to be regulatory in nature but is intended
to provide a general framework to guide decision making. Specific implementation measure
should be undertaken to assure that the intent of the Plan is carried forward throughout the life
of the Plan.
Such measure should include changes to ordinances and regulations or policies adopted by the
Town. These measures should also include developing a system by which the Plan may be
continuously monitored and periodically amended. This is important because the planning
process is one of continuous evolution with data, public opinion and market forces changing
over time.
1. Land Use Regulation Analysis
The zoning and subdivision regulations should be analyzed carefully to assure that objectives of
the Land Use Plan may be met. While an in-depth analysis of these regulations is not within the
scope of this project, some general recommendations may be made concerning new land use
categories developed for the Land Use Plan. The following categories should be reviewed for
compatibility with the zoning regulations.
A. Hillside Residential
This new category will require the adoption of a new zoning category, which would allow
for single-family residential units at a maximum density of two per acre, with a minimum
buildable area of 20,000 square feet of contiguous area per unit. Allowance should also
be made for an employee or guest housing unit to be built as an accessory unit attached
to the primary living unit or garage. The existing regulations for access to subdivisions
and for control of hazard areas should still be applicable.
B. Community Office
This category would require a review of the Arterial Business District zoning category to
ensure that permitted and conditional uses were broad enough to be consistent with the
objectives established with the Land Use Plan.
C. Transition
This are would require an analysis of the actual zoning along West Meadow Drive to
ensure that the purposes of the transition district could be met.
58
D. High Density Residential
The actual location of the parcels of high density residential should be analyzed to
determine a suitable minimum lot area permissible for high density development. The
present high density zone district has the requirement of a minimum lot size of 10,000
square feet of buildable area. It is conceivable that this minimum would not be adequate
in some cases and may need to be increased to 20,000 square feet.
2. Procedural Method of Implementation
The general method of developing implementation measure should be as follows:
A. Define Plan /Zoning Differences
Compare Land Use Plan Map with Zoning Map and identify areas of conflict between
categories as described in the Plan and the Zoning Ordinance.
B. Evaluate Zoning Ordinance
Begin evaluating the zoning ordinance as compared with the Land Use Categories
adopted in this document and develop new categories or wording / use changes to bring
the zoning document into conformance with general spirit of the Plan.
C. Refine Plan
It is anticipated that after the Plan has been adopted and has been used as a working
document for some time, the Town may identify refinements which will need to be made
to the Land Use Categories, Map and Goal Statements. These should be undertaken
after the zoning code and revisions and other implementation documents have been
prepared and are ready for adoption to "fine-tune" the Plan. It is recommended that
these changes take place within the first year after adoption and occur as an
amendment to the Plan, initiated by the Town. Amendment procedures are described
on page 62.
D. Rezoninqs
The Town may wish to consider initiating select rezonings, when the community
interests would be met through bringing areas into conformance with the Plan.
Where conflicts arise between existing zoning and proposed land use categories (and
changes have not been made in the development of the implementation measures
described herein) existing zoning shall control. When new applications for zoning or
rezoning are made and the requested zoning is not consistent with the adopted Plan,
this nonconformance shall be addressed by the applicant. It will be the responsibility of
the applicant to clearly demonstrate how conditions have changed since the plan was
adopted, how the Plan is in error or how the addition, deletion or change to the Plan is in
concert with the Plan in general. Such nonconformance shall then become a factor for
consideration in the rezoning process, along with all other factors considered in such
cases, with respect to Town ordinances and policies.
59
E. Annexation of National Forest Lands
In the future, the T own may desire to annex National Forest lands for the purposes of
recreational and/or public facility development. This will involve close coordination with
the Forest Service. However, National Forest land which is exchanged, sold or otherwise falls
into private ownership should remain as open space and not be zoned for private development.
F. Parks and Open Space
Consideration should be given by the Town to amending the ordinance which regulate the real
estate transfer tax to allow funds to be utilized for the development of parks and open space, in
addition to the purchase of these lands.
3. Amendment Process
The amendment process is one which is intended to assure the Plan's effectiveness with
periodic updates to reflect current thinking and changing market conditions. The process
includes amendments which may be initiated in any of the following three ways:
A. By the Community Development Department
B. By the Planning and Environmental Commission or Town Council
C. By the private sector
A. Community Development Department Amendments
The Community Development Department should update and revise the Plan every
three to five years, whenever possible. However, if the plan is not updated within such
time frame, this shall not jeopardize the validity of the plan. This should include analysis
of the goals and policies; update of the forecasting model and review and revision of the
Land Use Plan map. The Community Development Department would then make
recommendation for proposed changes to the Planning and Environmental Commission
where these changes would then be considered in a public hearing format. The
Planning and Environmental Commission would then make recommendations to the
Town Council, which would also hold a public hearing on the proposed changes. If
adopted, the changes would then become a part of the Plan.
B. Planning and Environment Commission or Town Council Amendments
These entities could also initiate plan amendments periodically, as deemed appropriate.
These amendments would also require public hearings with both the Commission and
the Council, and upon adoption then become a part of the Plan.
60
C. Private Sector Amendments
The private sector may also initiate amendment requests. These should be initiated in
the following way:
1. Make application with the Community Development Department. Applications may
be made by either a registered voter, a property owner or a property owner's authorized
representative. Such application may be made at any time.
2. Such applications will then be considered at a meeting with the PEC. At the
Planning and Environmental Commission hearing, a recommendation shall be made to
the Town Council, whereupon a decision shall then be rendered. To change the Plan by
this procedure, it will be the responsibility of the applicant to clearly demonstrate how
conditions have change since the Plan was adopted, how the Plan is in error or how the
addition, deletion or change to the Plan is in concert with the Plan in general. Such
decisions may include approval, approval with conditions or denial. Amendments may
be requested for change to the goals and policies and/or Land Use Plan map. If such
request is approved, such change shall be made to the Plan document and/or map. If
such request is denied, no such request that is substantially the same as that previously
denied shall be considered for a period of one year.
4. Use of the Land Use Plan Map
The Land Use Plan map and the goal statements are intended to serve as the primary focus for
the review of development proposals, along with Town ordinances and regulations. The Plan
Map and goal statements are founded upon the supporting information and data contained in
this document and therefore should not be utilized as the sole instrument for analysis of a
project. Any project should be reviewed within the context of the intent of the overall Plan
Document. The Community Development Department, along with the Planning and
Environmental Commission and Town Council will be responsible for the interpretation and
implementation of the Plan.
Where the 400 scale Land Use Plan map (adopted by reference herein) does not adequately
define a land use category boundary, the boundary shall be interpreted by the Community
Development Staff. It should be noted that the boundaries established on the Plan Map are
general in nature and were not determined based on parcel by parcel property boundaries.
When ambiguity exists, generally, roadways, natural barriers and property edges shal� define
such boundaries. When a property in single ownership is divided by a land use category such
that the property cannot be developed in a feasible and logical way for either land use, the staff
may determine which use is appropriate, based on compatibility of surrounding land uses, both
existing and proposed, and physical site characteristics. Where a disagreement between the
staff and the applicant occurs, appeals may be made to the Planning and Environmental
Commission.
In conjunction with the use of the Plan Map, the constraint maps adopted by the Town for
geologic hazards, snow avalanche and flood plains referenced herein shall also be utilized in
the review of any development proposal. Areas which may fall with the I-70 corridor shall be
determined by consulting the Town right-of-way maps also referenced herein.
61
APPENDICES
Paqe
A. Community Questionnaire — Summary Results A-1 — 6
B. Additional Goal Statements B-1
C. Additional Sources C-1
D. Economic and Demographic Overview D-1 — 12
E. Town of Vail Forecast Methodology E-1 — 15
LIST OF TABLES
Appendix D
1. Historical Skier Visits to Vail, Beaver Creek and the State of D-2
Colorado, 1962-63 to 1985-86
2. Historical Population and Household Growth Trends in Vail D-4
and Eagle County, 1970-1986
3. Housing and Household Characteristics of Vail and Eagle D-5
County, 1970-1980
4. Historical Eagle County Average Annual Employment by Industry D-7
and Place of Work, 1975-1985
5. Historical Average Annual employment by Place of Work for Vail D-8
and Eagle Country, 1975-1985
6. Historical Eagle County, Personal Income by Industry and Place D-9
of Work ( $000's) 1974-1984
7. Historical Eagle County Business Establishments by Industry D-11
and Employment— Ski Class, 1974-1984
8. Historical Retail Sales by Month in Vail in Eagle County D-12
($000's), 1975-1985
Appendix E
Table 1-A Town of Vail Forecast Assumptions 1-50, 1-60, E-4
1-70 — Projected Vail Area Skier Visits by Type,
1984-85 to 1999-2000
2-50, 2-60, 2-70— Projected Town of Vail Population E-5, 9, 13
and Households by Type, 1984-85 to 1999-2000
3-50, 3-60, 3-70— Projected Town of Vail Housing Unit E-7, 11, 15
Demand by Type, 1984-85 to 1999-2000
4-50, 4-60, 4-70— Projected Town of Vail Retail E-8, 12, 16
Sales by Category, 1984-1985 to 1999-2000
APPENDIX A—VAIL COMMUNITY QUESTIONAIRE — SUMMARY RESULTS
Strong Strongly
Aqree Aqree Neutral Disaqree Disaqree
Total
1. Growth can be accommodated in a variety of ways.
Which of the following area or areas do you consider?
Most appropriate?
a. In the Village Core area thru redevelopment, 9 6 3 2 2 22
if necessary.
b. On vacant land in already developed subdivisions 6 10 4 - 1 21
c. On vacant land at the edge of the built-up area. 2 4 6 3 4 19
d. On land suitable for development regardless of 2 6 1 5 7 21
ownership.
Total 19 26 14 10 14 83
e. Other: hillsides (no growth on)
limit growth and improve what we have
Village, Lionshead, Westin
down valley
leave softball fields alone
2. What type of growth should be encouraged?
a. Hotel/lodge rooms. 8 5 5 2 2 22
b. Condominium (short-term rental or long-term 2 2 4 7 6 21
c. Townhomes. 1 8 7 5 1 22
d. Single family/duplex residences. 4 7 7 3 1 22
e. Commercial uses. 5 7 4 1 1 18
Total 20 29 27 18 11 105
f. Other: limit growth, focus on improving what we
affordable family living space
more time-share condos
recreation facilities
low cost housing for locals
A-1
3. What do you like about the Town of Vail?
Ambiance
ambiance of village core
natural setting
friendliness of locals
mountain character
well kept and prosperous
people scale-public areas are accessible and naturally landscaped
everything
freedom
the people
surroundings — mountains
climate
mountain location
the look of the Vail area
neighborhood —community
ambiance
rural character
setting, location, variety of people and interests
summers
iYs clean, scenic, well planned
small town flavor with cosmopolitan flavor
its location
natural setting
atmosphere
design and location
original and architecture
Recreation
availability from village to ski mountain (summer and winter)
skiing
community support for conservation of open spaces
skiing
recreation (paths and facilities)
proximity to nature
cultural activity
open space (what little there is)
library, ford park, tennis
Village Core/Lionshead
pedestrian core
pedestrian areas and Tyrolean design
excellent landscaping
like pedestrian streets when there are no trucks
good atmosphere for tourist business
flowers in summer
shopping
A-2
General Growth/Development
size and variety
economic viability
controls to keep greedy under control
growth potential
Government/Public Services
free bus
management
good building codes
4. What do you find undesirable about Vail as it now exists?
Commercial
economics of commercial areas
lower cost restaurants
expensive shops
high rents for retail shop owners
restaurants too expensive
Roads/Parkinq/Traffic
4-way intersections with bad visibility
poor road conditions (Beaver Dam and Forest Road for example)
parking in winter
traffic control
4-way stop
parking
commercial vehicles in CCI
cars in core
lack of traffic organization
lack of core parking in Village for work force
Village Core/Lionshead
quality diminishing — need for upgrade of structures
high — rise buildings near ski mountain
growing congestion
no activity in Lionshead — need vendor carts, night life
no cohesion between Vail Village and Lionshead
too much core construction during summer months
Lionshead over built
high rises in old Vail
quit tearing up town in summer
village activities lack variety
Residential
Family living space (owner occupied)
Housing too expensive
A-3
Recreation
night time recreation
emphasis on adult rather than youth activities
teens drinking and disorderly
no swimming pool
Government/Public Services
public rest facilities
no rest rooms in
restrictions of governmental bureaucracy
the willingness of council to grant variances
overbearing of fire and police
I-70 —too many cops
General Growth/Development
Too many opportunist wishing to make fast buck and leave the area before many of the
problems of overdevelopment occur
Not growing
Being all things to all people—sports vs. culture
If old Vail goes like Lionshead — it will be a disaster. Hi rises and overbuilding thru variations will
ultimately hurt the image and experience of visitors. Stability and control is necessary —
looseness in the planning — zoning — variations is bad. As a condo owner in old Vail, we must
keep the open areas open for summer fall and winter use.
Because Vail has grown at an unusually fast rate and because many developers wanted a fast
buck, it seems that the focus on growth should begin improving what we already have. This
concept would help to better utilize our limited space as well as make our town more attractive
and cohesive. What has become of the original architecture and standards of building?
Lionshead, in my opinion, will never reach its potential as a town center, a retail center or an
arts center. Vail Village looks like its seen its hay day as the quality of some of the older
buildings deteriorates and the new ones, like Lionshead, just don't fit in to the warmth our village
is supposedly portraying.
As a potential shop owner myself, I am sorry I can't say that the rents they are asking in town for
store space are worth it. I've seen too many good business people run out of town because of
the high costs here. If Town of Vail would realize it's the little people who have made a
commitment to live and work here who count, we'd be making progress in the right direction.
General
eye sores
signage
dogs loose
large groups with special rates who feel they can control the village to their liking
no major complaints
details need attention for quality—the last 10%
don't' take care of everyone's needs—just the "haves"
tourists
A-4
Satisfied Neutral Dissatisfied Total
5. Please indicate your satisfaction with the following
services or facilities.
Public Facilities and Services:
Sidewalks and Street Maintenance 8 4 10 22
Roads and Highways 8 3 13 24
Water Service 12 8 3 23
Fire Protection 16 5 1 22
Sewer System 14 7 - 21
Parks and Recreational Facilities and Programs 14 5 4 23
Law Enforcement 7 13 2 22
Traffic Control 4 6 13 23
Animal Control 5 11 7 23
Insect Control 5 13 2 20
Library Facilities 19 2 - 21
Other Community Facilities and Services
Sanitary Land Fills 4 14 3 21
Telephone Service 10 10 2 22
Utility Services 8 10 3 21
Shopping Facilities 10 4 8 22
Professional Services (physicians, lawyers) 13 7 2 22
Restaurants 20 1 1 22
Total 177 123 74 374
A-5
6. Of the categories of public and community facilities and services above, which do you
consider to be
the most important to you?
Public Facilities and Services
traffic at peak periods
road maintenance
snow plowing —street repair
maintain pedestrian core with delivery access
bike paths, walking paths
parks and recreation facilities
more golf
open space along base of ski mountain
more golf
more community facilities — parks, swimming pool, etc.
library
fire and police protection
animal control
Other Community Facilities and Services
utility services
restaurants
professional
more shopping facilities are needed but not big mall
professional services
V.A. (the mountain)
A-6
APPENDIX B: ADDITIONAL GOALS
(Related to Other Elements of the Comprehensive Plan)
Parks/Open Space
1. Vail should develop the parks system.
2. Forest Service properties should remain as open space or may be used for public or
recreational facility development; where appropriate.
3. More bike paths, which are separated from walking trails, should be developed.
4. Open space areas and Gore Creek should be preserved and left underdeveloped.
5. High quality landscaping should be encouraged in all development projects.
Recreation Facilities
1. More youth activities should be provided by the Town.
2. Construction of a public pool should be a high priority for the Town.
3. Non-skier, family activities should be encouraged.
4. Cultural experiences should be enhanced.
5. Construction of a visitor center should be a high priority for the Town.
Transportation
1. Vail should improve opportunities for group transportation from Denver to Vail.
2. Parking and bus service should be improved.
3. Adequate parking should be provided to accommodate day skier growth.
4. The traffic flow, especially obstructions caused by truck traffic, should be improved in the
core.
5. Pedestrian/vehicle conflicts should be reduced through transportation improvements.
6. Surface parking should be reduced and provided underground where possible.
7. Construction of a people mover should be a high priority for the Town.
Economic Development
1. The community should help create a business environment which can serve middle income
clientele and accommodate affordability for small businesses.
2. New growth should also be made affordable for families living and working in Vail.
3. The Town of Vail should consider developing some type of inechanism to control tenant mix,
so that a balance between tourist and convenience type of commercial uses is maintained.
B-1
APPENDIX C -ADDITIONAL SOURCES STUDIED
IN THE PREPARATION OF THIS REPORT
1. "The Vail Village - Urban Design Guide Plan", June 1980.
2. "Vail Village Design Consideration", June 1980.
3. "The Vail Lionshead - Urban Design Guide Plan", June 1980.
4. "Vail Lionshead Design Consideration", June 1980.
5. "Lionshead Improvement District- Economic Benefit Analysis Addendum"- Larry Smith &
Company, LTD., February 1983.
6. Zoning Code & Official Zoning Map-Town of Vail, 1985.
7. Land Transfer Tax Ordinance -Town of Vail.
8. "Park and Recreation Feasibility Analysis" - Community Development Dept., 1984.
9. "Vail Bikeway Plan" - Recreation Dept., 1984.
10. "Vail Traffic Counts" - Centennial Engineering, Inc., March 1986.
11. "Final Report I-70/Vail Feasibility Study" - Centennial Engineering, Inc., April 1984.
12. "Transit Development Plan 1978-1983- Summary Report" - Community Development
Dept., 1978
13. "Transit Development Plan 1987-1991 - Summary Report" - Community Development
Dept., 1986
14. "Statement of Reasons of Town of Vail Appeal -Vail Land Exchange Proposal" -Town of
Vail, 1986.
15. "Vail Master Development Plan"-Vail Associates, Inc. and Rosall, Remmen & Cares, Inc.,
October 1985
16. "Transportation Work Program: Vail Master Plan"- Rosall, Remmen & Cares, July 1985.
17. Parking and Bus Utilization -Vail Mountain Master Plan Update"- Rosall, Remmen, Cares,
January 1986.
18. Air Quality Analysis - Expansion of Vail Mountain and Development of the Valley- 1986 to
1993", Air Sciences, Inc., October 1985.
C-1
APPENDIX D: ECONOMIC AND DEMOGRAPHIC OVERVIEW OF THE TOWN OF VAIL
INTRODUCTION
From its opening season in 1962 — 1963, the ski industry has fueled and shaped the growth and
development of the Town of Vail. Today, Vail is the largest ski resort in the State of Colorado.
Although composed of only one-fourth of the total permanent population of Eagle County, Vail
provides approximately 60% of all jobs and accounts for approximately 50% of all retail sales in
the county. Vail is clearly the center and driving force of economic activity in Eagle County.
The following economic and demographic overview begins with the review of historical skier
visits to Vail, Beaver Creek and the State of Colorado. Next, historical population and
household growth trends as well as housing and household characteristics in Vail and Eagle
County are examined. Finally, the economy of Vail and Eagle County is analyzed through
historical employment, income, business development and retail data.
Skier Visits
Skier visits are the leading indicator of the Vail economy. From 55,000 skier visits during the
1962 -1963 opening season, Vail experienced nearly 1.3 million skier visits over the past 1985 —
1986 season as presented in Table 1. This increase represents a substantial 14.5°/o annual
growth rate over Vail's twenty-three year history. With increased competition, varying snow
conditions and changing skier demographics, Vail's skier visits have fluctuated over the past
decade, 2.7% over the past four seasons, and 2.2% since last season.
Vail consistently increased its share of skier visits to the State of Colorado from 10.0% in 1962 —
1963 to 18.8% in 1976 to 1977. Since the 1976-1977 season, however, Vail's share has
declined over time to 13.7% by the 1985 — 1986 season. Much of this decreased share can be
directly attributed to the opening of the nearby Beaver Creek ski resort during the 1980 —
1981 season. When combined, Vail and Beaver Creek have captured between 17.4°/o and
19.0% of the State's skier visits over the past six seasons. Therefore, a significant proportion of
State skier visits continue to occur in the Vail Valley, but no longer exclusively at Vail Mountain.
D-1
Table D-1: HISTORICAL SKIER VISITS TO VAIL, BEAVER CREEK AND THE STATE
OF COLORADO, 1962-1963 TO 1985-1986
Vail and
Beaver
Creek
Beaver Vail and Combined
Vail as Creek as Beaver as Percent
State of Percent of Beaver percent of Creek of
Season Colorado Vail Colorado Creek Colorado Combined Colorado
1962-1963 549,151 54,984 10.00% 54,984 10.0%
1963-1964 801,631 84,822 10.60% 84,822 10.6%
1964-1965 1,102,690 146,389 13.30% 146,389 13.3%
1965-1966 1,168,159 189,593 16.20% 189,593 16.2%
1966-1967 1,411,577 235,897 16.70% 235,897 16.7%
1967-1968 1,813,210 273,000 15.10% 273,000 15.1%
1968-1969 2,329,546 360,000 15.50% 360,000 15.5%
1969-1970 2,741,101 433,178 15.80% 433,178 15.8%
1970-1971 2,999,453 481,019 16.00% 481,019 16.0%
1971-1972 3,260,510 545,602 16.70% 545,602 16.7%
1972-1973 3,974,250 617,710 15.50% 617,710 15.5%
1973-1974 4,304,787 673,178 15.60% 673,178 15.6%
1974-1975 5,194,720 815,123 15.70% 815,123 15.7°/a
1975-1976 5,965,172 1,026,088 17.20% 1,026,088 17.2%
1976-1977* 3,653,409 687,000 18.80% 687,000 18.8°/a
1977-1978 6,648,866 1,058,000 15.90% 1,058,000 15.9%
1978-1979 7,215,316 1,182,000 16.40% 1,182,000 16.4%
1979-1980 7,887,181 1,285,000 16.30% 1,285,000 16.3°/a
1980-1981* 5,498,962 932,000 16.90% 112,000 2.00% 1,044,000 19.0%
1981-1982 7,622,182 1,125,000 14.80% 218,562 2.90°/a 1,343,562 17.6%
1982-1983 8,200,422 1,255,626 15.30% 229,573 2.80% 1,485,199 18.1%
1983-1984 6,717,318 1,264,621 14.70% 343,371 4.00% 1,607,992 18.7%
1984-1985 9,041,461 1,223,446 13.50% 363,647 4.00% 1,587,093 17.6%
1985-1986 9,118,751 1,250,000 13.70% 340,000 3.70% 1,590,000 17.4%
Averaqe Annual Change
1962-1963 to 1985-1986
(23 years)
Number 372,590 51,960 13.90% -- -- 66,740 17.9%
Growth Rate** 13.0% 14.5% -- -- -- 15.8°/o --
1975-1976 to 1985-1986
(10 years)
Number 315,360 22,390 7.10% -- -- 56,390 17.9%
Growth Rate** 4.3% 2.0% -- -- -- 4.5% --
1981-1982 to 1985-1986
(4 years)
Number 374,140 31,250 8.40% 30,360 8.10% 61,610 16.5%
Growth Rate*� 4.6% 2.7% -- 11.7% -- 4.3% --
" Poor snow conditions.
*�Compound annual rate of change.
Source: Vail Associates, Inc., U.S. Forest Service, Colorado Ski Country U.S.A. and THK Associates, Inc.
D-2
Population and Households
Typical of many Western Slope ski resort communities, Vail has experienced rapid population
and household growth since 1970. As shown in Table 2, from a permanent population
increased to 2,261 by 1980 and is currently estimated at 4,500 in 1986. These figures
represent an increase of 250 persons per year, or a 14.9% annual growth rate, over the sixteen
year period and 370 persons per year, or a 12.2°/o annual growth rate, over the most recent six
year period. Households in Vail have also increased at a rapid pace from 191 in 1970 to 988 in
1980 to the current estimate of 1,630 in 1986. These increases represent 90 additional
households per year, or a 14.3% annual growth rate, over the sixteen year period and 110
additional households per year, or a 8.7% annual growth rate, over the most recent six year
period.
The slower growth rate of households in recent years reflects the increase in the average
household size in Vail. Although both state and national trends show a continuous decline in
the average household size since 1970, an increase in the average household size is not
unusual in a resort community such as Vail. More persons per household portrays the
preference of employees to live in Vail but the reality of a limited supply of affordable employee
housing.
Eagle County has also experienced strong population and household growth since 190 although
not at the same pace as the Town of Vail. The population of Eagle County increased at a 5.7%
annual rate from 7,498 in 1970 to an estimated 18,200 in 1986. This growth was, nevertheless,
significantly faster than the State of Colorado growth rate of 2.6% over the same period.
Households in Eagle County increased from 2,302 in 1970 to an estimated 6,230 in 1986,
representing a 6.4% annual growth rate. As in Vail, the average household size in Eagle
County decreased over the 1970 to 1980 period, but increased over the 1980 to 1986 period.
The Town of Vail has substantially increased its share of the population and households in
Eagle County from 1970 to 1986. Vail's permanent population comprised 6.5% of Eagle
County's total population in 1970 but rose to 24.7% by 1986. similarly, Vail's households
accounted for 7.0% of Eagle County's total households in 1970 but rose 26.2% by 1986. In
recent years, approximately one-half of all growth in Eagle County has occurred in Vail.
D-3
TABLE D-2: HISTORICAL POPULATION AND HOUSEHOLD GROWTH TRENDS
IN VAIL AND EAGLE COUNTY, 1970-1986
Avera e Annual Chan e
1970 1980 1986' 1970-1986 1980-1986
A ril 1 A ril 1 A ril 1 16 Years 6 Years
Vail
Permanent Population 485 2,261 4,500 250 370
Permanent Households 191 988 1,630 90 110
Avera e Persons per Household 2.54 2.28 2.76
Eaqle Countv
Permanent Population 7,498 13,320 18,200 670 810
Permanent Households 2,302 5,217 6,230 250 170
Avera e Persons er Household 3.25 2.54 2.92
Vail as a Percentage
of Eaqle County
Permanent Population 6.5% 17.0% 24.7% 37.3% 45.7%
Permanent Households 7.0% 18.9% 26.2% 36.0% 64.7%
*Estimate.
Source: U.S. Department of Commerce, Bureau of the Census: Colorado State Department of
Local Affairs, Division of Local Government; Eagle County Planning Office; Town of
Vail, Department of Community Development; and THK Associates, Inc.
D-4
The housing stock and households of Vail and Eagle County are characteristic of communities
and counties dominated by the tourism industry. Table 3 indicates that second-home
households comprise a significant proportion of the total year-round housing stock in both Vail
and Eagle County. Whereas in the State of Colorado only 1.9% of the total year-round housing
stock is classified as second homes, in Vail 65.7°/o and in Eagle County 33.7% of the total year-
round housing stock are in the second-home category. Both Vail and Eagle County have high
proportions of renter-occupied households with 59.5°/o and 43.1%, respectively. In comparison,
in the State 35.5% of households are renter-occupied. The generally young and mobile
population attracted to ski resort communities results in a high proportion of non-family
households. In Vail, 57.4% of households are non-family whereas in Eagle County 43.1% are
non-family. Only 30.0% of households in the State, however, are non-family.
TABLE D-3: HOUSING AND HOUSEHOLD CHARACTERISTICS
OF VAIL AND EAGLE COUNTY, 1970-1980
Eagle County Vail
1970 1980 1980
Number Percent Number Percent Number Percent
Total Housing Units 3,257 100.0% 11,060 100.0% 5,029 100.0%
Seasonal and Migratory 445 14.0% 389 3.5% 197 3.9%
Year-round 2,802 86.0% 10,671 96.5% 4,832 96.1%
Year-Round Housing Units 2,802 100.0% 10,671 100.0% 4,832 100.0%
Permanent Households 2,302 82.2°/o 5,223 49.0°/o 990 20.5%
Second-home Households* 295 10.5% 3,599 33.7% 3,174 65.7%
Other 205 7.3% 1,849 17.3% 668 13.8%
Permanent Households 2,302 100.0% 5,223 100.0% 990 100.0%
Family Households 1,828 79.4% 2,973 56.9% 422 42.6°/o
Non-family Households 474 20.6% 2,250 43.1% 568 57.4%
Average Persons per 3.25 2.54 2.28
Household
Permanent Households 2,302 100.0% 5,223 100.0% 990 100.0%
Owner-occupied 1,269 55.1% 2,973 56.9% 401 40.5%
Renter-occupied 1,033 44.9% 2,250 43.1% 589 59.5%
*Second-home households are defined as housing units held for occasional use regardless of
the annual periods of occupancy.
Source: U.S. Department of Commerce, Bureau of the Census and THK Associates, Inc.
D-5
The Economy
The driving force of a local economy is those industries, known as basic industries, which derive
their support from non-local dollars. These new dollars brought into the community generate
income in the wholesale/retail trade, services, construction, transportation, communications,
public utilities, real estate and finance sectors. In most rural economies, agriculture, mining,
manufacturing and tourism account for the great majority of basic economic activity. Within
Eagle County, basic economic activity is centered almost exclusively in tourism led by the ski
industry of Vail.
Reflecting the rapid growth of the ski industry in Vail, Table 4 shows the substantial increase in
the Eagle County employment base from 1975 to 1985. Over this period, the average annual
employment increased from 4,124 in 1975 to 11,085 in 1985, representing a significant annual
growth rate of 10.4% or 700 new jobs per year. New jobs in Eagle County formed at the rate of
740 per year over the 1982 to 1985 period and 800 over the 1984 to 1985 period, reflecting
continued healthy economic growth.
The dominance of the tourism economy in Eagle County is evidenced by the composition of
employment. The services and retail trade sectors have consistently provided the majority of
jobs in Eagle County with 73.1% in 1975, 62.5% in 1980 and 61.4% in 1985. The finance,
insurance and real estate, government and construction sectors all place a distant second, each
sector with approximately 10% of all jobs in 1985. Approximately 80% of all jobs in Eagle
County are estimated to be either directly or indirectly related to the ski industry.*
The center of economic activity in Eagle County is the Town of Vail. Over the 1975 to 1985
period, approximately 60% of all jobs in Eagle County where located in Vail. As presented in
Table, Vail's employment base increased from 2,470 in 1975 to 6,870 in 1985 for an annual
growth rate of 10.8%, or 440 jobs per year. Over the 1982 to 1985 period, new jobs in Vail
formed at the rate of 460 per year while nearly 500 new jobs were created over the 1984 to
1985 period. Although data by industry were not available for the Town of Vail, it is expected
that the proportion of services and retail trade sector employment is higher in Vail than Eagle
County as a whole.
Personal income data also reflect the dominance of tourism in the Eagle County economy.
Table 6 indicates that personal income in Eagle County increased from $39.5 million in 1974 to
$198.5 million in 1984. Approximately 80°/o of total personal income in Eagle County is
estimated to be derived either directly or indirectly from the ski industry.* The majority of
personal income has consistently been derived from the services and retail trade sectors with
43.4% in 1974, 47.4% in 1979 and 50.9% in 1984. The emergence of Vail as a "mature resort"
is evidenced by the decline in the proportion of construction sector income and the increase in
the proportion of services sector income in recent years. In 1979, construction represented
21.4% of personal income; by 1984, this proportion had declined to 17.5%. In contrast, services
accounted for 27.9% of personal income in 1979; by 1984, this proportion had increased to
31.5%.
*CSCUSA, The Contribution of Skiinq to the Colorado Economy: Eaqle County Case Study,
1982, p.v.
D-6
TABLE D-4: HISTORICAL EAGLE COUNTY AVERAGE ANNUAL EMPLOYMENT BY INDUSTRY AND PLACE OF WORK, 1975-1985
Averaqe Annual Chanqe
Industry 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1975- 1980- 1982- 1984-
1985 1985 1985 1985
�o L L L
Years ears Years Year
Agriculture, Forestry, Fisheries 29 30 32 36 31 56 60 89 76 88 89 6 7 0 1
Mining 12 14 15 17 20 21 23 22 28 16 22 1 0 0 6
Construction 375 426 606 657 852 809 1,035 1,008 1,042 1,032 1,109 73 60 34 77
Transportation and Utilities 62 72 94 113 150 159 156 184 210 280 299 24 28 38 19
Wholesale Trade 25 29 29 41 56 69 81 90 94 135 144 12 15 18 9
Retail Trade 1,460 1,666 1,708 2,080 2,298 2,497 2,588 2,797 2,856 3,082 3,326 187 166 176 244
Finance, Insurance, Real Estate 322 368 365 410 526 572 746 761 823 1,091 1,175 85 121 138 84
Services 1,554 1,770 1,838 2,023 2,302 2,471 2,402 2,635 2,778 3,232 3,481 193 202 282 249
Government* 66 77 88 771 880 1,055 1,016 1,020 1,074 1,056 1,142 108�* 17 41 86
CountyTotal 4,124 4,702 5,018 6,403 7,354 7,969 8,377 8,865 9,246 10,286 11,085 696�* 623 740 799
*1974-1977: Government includes only federal employees.
1978: Government includes only federal and local employees
1979-1985: Government includes federal, state and local employees.
**Higher than actual annual average due to the exclusion of state and local government employees in the 1975 employment data.
Source: Colorado Department of Labor and Employment: Town of Vail, Department of Community Development; and THK Associates,
Inc.
D-7
TABLE D-5: HISTORICAL AVERAGE ANNUAL EMPLOYMENT BY PLACE
OF WORK FOR VAIL AND EAGLE COUNTY, 1975-1985
Year Ea le Count Vail
1975 4,120 2,470
1976 4,700 2,820
1977 5,020 3,010
1978 6,400 3,840
1979 7,350 4,410
1980 7,970 4,780
1981 8,380 5,190
1982 8,870 5,500
1983 9,250 5,730
1984 10,290 6,380
1985 11,090 6,870
Avera e Annual Chan e
1975-1985
10 Years) 700* 440*
1980-1985
5 Years 620 420
1982-1985
3 Years 740 460
1984-1985
(1 Year) 800 490
*Higher than actual annual average due to the exclusion of state and local government
employees in the 1975 employment data.
Source: Colorado Department of Labor and Employment ; Town of Vail, Department of
Community Development, Transit Development Plan 1978-1983; Rosall Remmen and
Cares, Inc.; Transportation Work Program V.A. Master Plan, July 1985; and THK
Associates, Inc.
D-8
TABLE D-6: HISTORICAL EAGLE COUNTY PERSONAL INCOME BY INDUSTRY AND PLACE OF WORK ($000's), 1974-1984
Averaqe Annual Chanqe
1974- 1979- 1981- 1983-
1984(10 1984(5 1984(3 1984(1
Earninqs bv Industrv 1974 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 Years Years ears ear
Farm $1,360 $2,282 $563 $421 $1,081 $987 $922 $826 $757 $757 $778 ($58) ($42) ($48) $21
Non-Farm $38,165 $43,793 $55,373 $65,726 $79,797 $103,603 $121,367 $141,572 $155,480 $168,217 $197,769 $15,960 $18,833 $18,732 $29,552
Private $33,361 $38,010 $48,609 $57,770 $70,789 $92,809 $108,795 $125,993 $137,227 $147,819 $175,792 $14,243 $16,597 $16,600 $27,973
Agriculture, Forestry,
Fisheries ND $473 $1,179 ND ND ND $1,939 $2,984 $3,221 $3,071 $3,241 $324 $648 $86 $170
Mining ND $3,384 $3,442 ND ND ND ND ND ($157) $241 ($198) ($20) ($40) ($66) ($439)
Construction $5,713 $5,341 $8,321 $13,908 $16,718 $22,365 $23,119 $30,425 $29,251 $31,163 $34,704 $2,899 $2,468 $1,426 $3,541
Manufacturing $1,793 $2,310 $2,783 $3,075 $3,759 $4,123 $5,084 $6,063 $6,543 $6,146 $6,575 $478 $490 $171 $429
Transportation and
Utilities $1,857 $1,843 $2,285 $2,598 $3,345 $4,863 $4,425 $5,278 $7,802 $8,678 $10,413 $856 $1,110 $1,712 $1,735
Wholesale Trade $283 $482 $473 $447 $790 $1,181 N D $1,708 $1,658 $2,115 $2,702 $242 $304 $331 $587
Retail Trade $6,453 $8,265 $10,378 $11,508 $15,402 $20,405 $25,566 $28,006 $31,918 $34,601 $38,511 $3,206 $3,621 $3,502 $3,910
Finance, lnsurance,
Real Estate $2,357 $2,418 $3,504 $4,272 $6,016 $8,304 $9,465 ND $9,613 $12,122 $17,487 $1,513 $1,837 $5,829 $5,365
Services $10,697 $13,494 $16,244 $16,994 $22,136 $29,148 $37,072 $41,140 $47,378 $49,682 $62,557 $5,186 $6,682 $7,139 $12,875
Government $4,804 $5,783 $6,764 $7,956 $9,008 $10,794 $12,842 $15,579 $18,253 $20,398 $21,977 $1,717 $2,237 $2,133 $1,679
County Total $39,525 $46,075 $55,936 $66,147 $80,878 $104,590 $122,236 $142,494 $156,306 $168,974 $198,547 $15,902 $18,791 $18,684 $29,573
Source: U.S. Department of Commerce, Bureau of Economic Analysis and THK
Associates, Inc.
D-9
The growth and composition of business establishments in Eagle County in another indication of
the strength and orientation of the area's economy. Table 7 shows that in 1974, there were 365
firms in Eagle County. The number of firms increased to 695 by 1980 and reached 1,022 by
1984, or 657 new business establishments over the ten year period. Reflecting the tourism
orientation of the economy, retail trade and service business establishments dominate,
accounting for 58.8% (530 firms) in 1984. Although the proportion of retail trade and service
firms has declined slightly over the ten year period, it has been offset by a significant increase in
the proportion of finance, insurance and real estate firms from 9.6°/o (35 firms) in 1974 to 13.8%
(141 firms) in 1984.
The vast majority of business establishments in Eagle County are small; nearly 90% of all firms
employ fewer than 20 persons. The largest employer in the county is Vail Associates, Inc. with
peak employment of over 2,000. Other major employers (100-500 employees) are concentrated
in the lodging, restaurant and real estate industries and the Vail Valley Medical Center.
The cyclical nature of a tourism economy based on the winter ski season is clearly
demonstrated in Table 8. Over the 1975 to 1985 period, two-thirds of total retail sales in Vail
consistently occurred during the five month winter ski season of November through March with
the remaining one-third occurring during the seven month off season. Overall, Vail has
consistently accounted for approximately one-half of total retail sales in Eagle County on an
annual basis. As expected, this proportion is substantially higher during the ski season and
substantially lower during the off season.
The influence of the ski industry on Eagle County retail sales is profound. Approximately 90%
of total retail sales in Eagle County are estimated to be either directly or indirectly related to the
ski industry.* The high level of summer tourism in Vail, for example, is generated by the ski-
oriented amenities, lodging, second-home industry, retail shops and marketing base.
*CSCUSA, p.v.
D-10
TABLE D-7: HISTORICAL EAGLE COUNTY BUSINESS ESTABLISHMENTS BY INDUSTRY AND EMPLOYMENT-SIZE CLASS, 1974-1984
Business Establishments bv Industry, 1974-1984
Change in Change in
1974 1980 1984 Total Firms, Total Firms,
Total Firms Total Firms Total Firms 1974-1984 1980-1984 Business Establishments by Employment-Size Class, 1984
10- 20- 50- 100- 250- 500-
Industry Category # % # % # % # % # % Total 1-4 5-9 19 49 99 249 499 999 1000+
Agriculture, Forestry, Fisheries 1 0.3% 8 1.2% 12 1.2% 11 1.7% 4 1.2% 12 11 1 0 0 0 0 0 0 0
Mining 3 0.8% 4 0.6% 5 0.5% 2 0.3°/a 1 0.3% 5 1 3 0 0 0 0 0 0 0
Construction 52 14.2% 142 20.4°/a 169 16.5% 117 17.8°/a 27 8.3% 169 110 36 13 10 0 0 0 0 0
Manufacturing 9 2.5% 12 1.7% 21 2.1% 12 1.8°/o 9 2.8% 21 11 5 3 1 1 0 0 0 0
Transportation and Utilities 13 3.6°/o 14 2.0% 28 2.7% 15 2.3% 14 4.3% 28 13 9 2 3 1 0 0 0 0
Wholesale Trade 9 2.5% 14 2.0% 22 2.2% 13 2.0% 8 2.4% 22 15 5 1 1 0 0 0 0 0
Retail Trade 134 36.7% 228 32.8% 310 30.3% 176 26.8°/o 82 25.1% 310 122 80 48 48 9 3 0 0 0
Bldg.Materials and Garden Supplies NA 0.0% 10 1.4°/o 17 1.7% 17 2.6% 7 2.1% 17 7 6 4 0 0 0 0 0 0
Food Stores 12 3.3% 20 2.9% 29 2.8% 17 2.6% 9 2.8% 29 12 11 2 2 2 0 0 0 0
Automotive Dealers and Service
Stations 13 3.6% 17 2.4% 15 1.5% 2 0.3°/o -2 -0.6°/o 15 6 7 1 1 0 0 0 0 0
Apparel and Accessory Stores NA 0.0% 23 3.3% 25 2.4% 25 3.8% 2 0.6% 25 10 11 3 1 0 0 0 0 0
Furniture and Home Furnishings Stores NA 0.0% NA 0.0% 18 1.8% 18 2.7% 18 5.5% 18 13 5 0 0 0 0 0 0 0
Eating and Drinking Places 45 12.3% 65 9.4% 101 9.9% 56 8.5% 36 11.0% 101 22 11 25 36 4 3 0 0 0
Miscellaneous Retail 39 10.7% 75 10.8% 101 9.9% 62 9.4% 26 8.0% 101 50 28 13 8 2 0 0 0 0
Finance, Insurance, Real Estate 35 9.6% 85 12.2°/o 141 13.8% 106 16.1% 56 17.1% 141 92 22 10 12 2 2 1 0 0
Services 81 22.2% 132 19.0% 220 21.5% 139 21.2% 88 26.9% 220 136 37 26 12 2 5 1 0 1
Hotels and Other Lodging Places 28 7.7% 26 3.7°/o 33 3.2% 5 0.8% 7 2.1% 33 5 5 10 6 2 4 1 0 0
Personal Services 8 2.2% 16 2.3°/o 16 1.6% 8 1.2% 0 0.0% 16 8 4 4 0 0 0 0 0 0
Business Services NA 0.0% 21 3.0% 40 3.9% 40 6.1% 19 5.8% 40 28 5 4 3 0 0 0 0 0
Amusement and Recreation Services 5 1.4% 10 1.4% 16 1.6% 11 1.7% 6 1.8% 16 11 2 1 1 0 0 0 0 0
Health Services 9 2.5% 13 1.9% 27 2.6% 18 2.7% 14 4.3% 27 22 2 1 1 0 1 0 0 0
Membership Organizations NA 0.0% NA 0.0% 16 1.6% 16 2.4% 16 2.4% 16 12 1 2 1 0 0 0 0 0
Miscellaneous Services NA 0.0% 18 2.6% 24 2.3°/o 24 3.7% 6 1.8% 24 14 9 1 0 0 0 0 0 0
Nonclassified Establishments 28 7.7% 56 8.1% 94 9.2% 66 10.0% 38 11.6% 94 81 10 0 3 0 0 0 0 0
Tot81 365 100.0% 695 100.0% 1022 100.0% 657 100.0% 327 100.0% 1022 592 208 103 90 16 10 2 0 1
Source: U.S. Department of Commerce, Bureau of the Census,County Business
Partners,Colorado, 1974, 1980 and 1984 and THK Associates, Inc.
D-11
TABLE D-8: HISTORICAL RETAIL SALES BY MONTH IN VAIL AND EAGLE COUNTY($000'S), 1975-1985
1975 1980 1985
Vail as
a
Vail as a Percent Vail as a
Percent of Percent
of Eagle Eagle of Eagle
Month Number Percent Number Percent Co. Number Percent Number Percent Co. Number Percent Number Percent Co.
January 8,803 11.2% 5,781 14.1% 65.7% 23,039 10.8% 15,453 15.2% 67.1% 34,134 10.5% 21,076 13.0% 61.7%
February 8,085 10.2% 6,104 14.9% 75.5% 23,052 10.8% 15,412 15.2% 66.9% 33,982 10.5% 22,369 13.8% 65.8%
March 8,268 10.5% 7,258 17.7% 87.8% 26,170 12.3% 17,754 17.5% 67.8% 48,443 14.9% 30,624 18.9% 63.2%
April 10,378 13.1% 2,111 5.1% 20.3% 12,228 5.7% 6,481 6.4% 53.0% 24,167 7.5% 13,186 8.1% 54.6%
May 4,401 5.6% 733 1.8% 16.7% 8,163 3.8% 2,256 2.2% 27.6% 12,687 3.9% 3,533 2.2% 27.8%
June 3,470 4.4% 1,575 3.8% 45.4% 13,492 6.3% 4,264 42% 31.6% 19,475 6.0% 7,266 4.5% 37.3%
July 4,653 5.9% 2,559 6.2% 55.0% 16,266 7.6% 6,399 6.3% 39.3% 22,995 7.1% 10,333 6.4% 44.9%
August 6,593 8.4% 3,146 7.7% 47.7% 16,890 7.9% 6,888 6.8% 40.8% 24,925 7.7% 11,354 7.0% 45.6%
September 5,783 7.3% 1,874 4.6% 32.4% 15,776 7.4% 4,441 4.4% 28.2% 24,219 7.5% 7,856 4.9% 32.4%
October 3,714 4.7% 1,217 3.0% 32.8% 13,052 6.1% 3,298 3.3% 25.3% 15,713 4.8% 4,363 2.7% 27.8%
November 4,561 5.8% 1,995 4.9% 43.7% 13,366 6.3% 3,481 3.4% 26.0% 17,330 5.3% 5693 3.5% 32.9%
December 10,218 12.9% 6,735 16.4% 65.9% 31,334 14.7% 15,340 15.1% 49.0% 46,125 14.2% 24,218 15.0% 52.5%
Total 78,927 100.0% 41,088 100.0°/o 52.1% 212,828 100.0% 101,467 100.0% 47.7% 324,195 100.0% 161,871 100.0% 49.9%
D-12
APPENDIX E: TOWN OF VAIL FORECAST METHODOLOGY
Forecasts for the Town of Vail were prepared by THK Associates in order to assist the
Department of Community Development in their efforts to develop a Master plan for the Town of
Vail. In general, the methodology utilizes estimated skier, population, housing and retail
characteristics in order to project additional housing unit and retail space demands for the Town
of Vail through the year 2000. Ail assumptions are based on existing studies and surveys
available from the Department of Community Development, Vail Associates, Inc., Vail Resort
Association, and Colorado Ski Country USA with adjustments made based on review and
discussion with the Vail Land Use Plan Task Force members. Note that all estimates utilized in
this approach represent current conditions in the Town of Vail; no attempt is made to adjust
current conditions to reflect subjective "preferred" conditions. The following is a brief overview
of the sources and methodology employed in the Town of Vail forecasts.
The methodology keys off the projected design day* skier visits made in the Vail Master
Development Plan (VA, Inc. and RRC, 1985). From the design day skier visits, average day,
peak day and total skier visits are calculated based on conversion formulas provided by VA, Inc.
The design day skier visits are then allocated into day, destination and local skiers based on
proportions available from The Vail Mountain/Gore Valley Capacity Studv_ (Gage Davis
Associates, 1980) and the Report of the Vail Economic Development Commission (1985).
The day visitor and overnight visitor populations and permanent population are derived from
different methodologies. The day skier visits and destination skier visits are adjusted upward to
reflect non-skier members of a skiing party. These adjustments result in the day visitor
population and the overnight visitor population. The non-skier adjustment factors come from
The Vail Mountain/Gore Valley Capacity Study, the "Village Study Assumption" (RRC, 1985)
and the Department of Community Development. The town of Vail permanent population (State
Division of Local Government, 1985 and Department of Community Development) to the total
skier visits. The number of households is then determined by dividing the overnight visitor
population and the permanent population by the weighted average number of persons per
household in visitor lodging and permanent housing, respectively.
The additional housing unit demand forecasts incorporate numerous assumptions from several
studies and surveys. Assumptions pertaining to the distribution of permanent population by
housing unit type, the average number of persons per household by unit type, and the
occupancy rate are from the study Affordable Housinq Eaqle County-1984 (Eagle County
Community Development Department and RRC, 1984). Assumptions regarding the distribution
of overnight visitors by housing unit type, the average number of persons of household by unit
type, and the occupancy rate by unit type are from The Vail Mountain/Gore Valley Capacity
Studv, Department of Community Development and VRA. To calculate the additional housing
units required by type each year, the additional overnight visitor households and permanent
households per year are distributed according to the proportion of each unit type indicated by
previous studies. Concurrently, additional units by type are adjusted upward by the appropriate
occupancy rate.
*"Design Day" is defined as that level of skier attendance which will be exceeded on only 10% of
the days of the ski season.
E-1
The retail sales forecast for the Town of Vail are based on average day skier visits rather than
design day skier visits. Average day skier visits are used because the goal is to determine the
total winter visitor sales over the entire five month ski season rather than looking at sales on a
"one day" design day. Day skiers and destination skiers have different total dollar expenditures
per day, and the allocation of their total expenditures among various retail categories is also
different. The day the skier and destination skier expenditure patterns are from The
Contribution of Skiinq to the Colorado Economy (CSCUSA, 1984 Update) and are adjusted
upward to reflect the pricing structure of Vail (per Vail Land Use Plan Task Force discussion
7/17/86).
To arrive at the total winter visitor sales, the day skier and destination skier expenditures by
retail category are aggregated. The "Town of Vail Monthly Retail Sales" (TOV, 1986) was
utilized to determine the proportion of total winter sales made by the local population, the ratio of
total winter sales to total annual sales, and the proportion of total annual sales made by the
local population. Industry standards of dollar support per square foot of retail space are applied
to the lodging, eating and drinking, and entertainment categories for the day and destination
skies and amount to total annual sales to the local population category in order to translate the
average annual additional dollar support into average annual additional square feet of retail
space required.
It should be noted that the terms "local population" and "permanent population" do not define the
same group. Retail purchases in the Town of Vail are made both by the permanent population
of Vail and by residents of surrounding communities. Since it is the total additional dollar
support in the Town of Vail which determines the total additional retail space required, it is
irrelevant for the purposes of these forecast from where those dollars come. Therefore, the
local population refers to both the permanent population of Vail and residents of surrounding
communities who make retail purchase in the Town of Vail.
The following tables present the quantitative assumptions incorporated into the methodology
and the results of the three series of forecasts. Since it is the destination skier which has the
greatest impact on the Town of Vail in terms of lodging and retail requirements, three different
proportions of destination skiers were utilized in order to determine a range of values for
planning purposes.
Table 1-A shows the quantitative assumptions used in the methodology. Note that the only
variables which change in the three scenarios are the proportions of destination skiers and day
skiers. Tables 1-50 to 4-50 present the results of the 50% proportion of destination skiers
scenario, Tables 1-60 to 4-60 present the results for the 60% proportion of destination skiers
scenario, and Tables 1-70 to 4-70 present the results of the 70% proportion of destination skiers
scenario. For each scenario, forecasts of skier visits by type, population and households by
type, housing units by type, and retail expenditures by category are made.
E-2
TABLE 1-A: TOWN OF VAIL FORECAST ASSUMPTIONS
Calendar Design Day
Season Year Skiers/Day Type of Housing
Skier Persons Single/ Town- Apt./
1984-1985 1985 12,560 Characteristics: per Unit Duplex home Condo Lodging Total
1985-1986 1986 12,680 Permanent 2.753 0.325 0.085 0.59 0 1
1986-1987 1987 13,060 Pop./Unit 3.2 2.8 2.5 0
1987-1988 1988 13,060 Day
1988-1989 1989 13,450 Destination 3.588 0.03 0.12 0.54 0.31 1
1989-1990 1990 13,860 Pop./Unit 5.2 5.2 5.2 2.42
1990-1991 1991 13,860
1991-1992 1992 14,300
1992-1993 1993 14,700 Market Share
Max/
Skier Annual Min
1993-1994 1994 14,700 Characteristics: Current Share Increase Share
1994-1995 1995 15,200 Permanent 0.2
1995-1996 1996 15,600 Pop./Unit
1996-1997 1997 15,600 Day 0.2 0 0.2
1997-1998 1998 16,000 Destination 0.6 0 0.6
1998-1999 1999 16,600 Pop./Unit
1999-2000 2000 16,600
Occupancy: Visitor Permanent
Skier Conversions: Single 0.55 0.95
Design Day 1.54 Townhome 0.55 0.95
Average Day 0.6494 Apt./Condo 0.55 0.95
Peak Day 1.95 Lodging 0.65
Total Days 150
Non-skier day 0.06
Dest. 0.018
Permanent
Pop. 0.0036 0.0039
Skier Retail Average
Sales Daily Ski Equip. Eating & Enter- Other
Characteristics: Expenses Lift Ticket School Rental Lodging Drinking tainment Retail
Local/Annual 0.24
Day $38.00 0.575 0.025 0.025 0 0.2 0 1.75
Destination $155.00 0.124 0.017 0.021 0.256 0.197 0.043 0.342
Winter/Annual 0.67
Source: Town of Vail, Department of Community Development; Vail Associates, Inc.; Vail Resort Association;
Vail Land Use Plan Task Force; Colorado Department of Local Affairs, Division of Local Government;
VA, Inc.and RRC, VAIL MASTER DEVELOPMENT PLAN, 1985; Gage Davis Associates, THE VAIL
MOUNTAIN/GORE VALLEY CAPACITY STUDY, 1980; RRC, VILLAGE STUDY ASSUMPTIONS, 1985;
REPORT OF THE VAIL ECONOMIC DEVELOPMENT COMMISSION, 1985; Eagle County Community
Development Department and RRC, AFFORDABLE HOUSING EAGLE COUNTY, 1984; CSCUSA,
E-3
TABLE 1-50: PROJECTED VAIL AREA SKIER VISITS BY TYPE, 1984-1985 TO 1999-2000
Projected Skier Visitor Characteristics
Average Desisn
Calendar Day Day Peak Day Dest-
Season Year Total Skiers/Day Skiers/Day Skiers/Day Day Percent ination Percent Local Percent
1984-1985 1985 1,223,450 8,160 12,560 15,910 3,770 30.0% 6,280 50.0% 2,510 20.0%
1985-1986 1986 1,250,000 8,230 12,680 16,050 3,800 30.0% 6,340 50.0% 2,540 20.0%
1986-1987 1987 1,294,770 8,480 13,060 16,540 3,920 30.0% 6,530 50.0% 2,610 20.0%
1987-1988 1988 1,318,750 8,480 13,060 16,540 3,920 30.0% 6,530 50.0% 2,610 20.0%
1988-1989 1989 1,358,380 8,730 13,450 17,020 4,040 30.0% 6,730 50.0% 2,680 19.9%
1989-1990 1990 1,373,700 9,000 13,860 17,550 4,160 30.0% 6,930 50.0% 2,770 20.0%
1990-1991 1991 1,373,700 9,000 13,860 17,550 4,160 30.0% 6,930 50.0% 2,770 20.0%
1991-1992 1992 1,393,500 9,290 14,300 18,120 4,290 30.0% 7,150 50.0% 2,860 20.0%
1992-1993 1993 1,432,500 9,550 14,700 18,620 4,410 30.0% 7,350 50.0% 2,940 20.0%
1993-1994 1994 1,432,500 9,550 14,700 18,620 4,410 30.0% 7,350 50.0% 2,940 20.0%
1994-1995 1995 1,480,500 9,870 15,200 19,250 4,560 30.0% 7,600 50.0% 3,040 20.0%
1995-1996 1996 1,519,500 10,130 15,600 19,750 4,680 30.0% 7,800 50.0% 3,120 20.0%
1996-1997 1997 1,519,500 10,130 15,600 19,750 4,680 30.0% 7,800 50.0% 3,120 20.0%
1997-1998 1998 1,558,500 10,390 16,000 20,260 4,800 30.0% 8,000 50.0% 3,200 20.0%
1998-1999 1999 1,617,000 10,780 16,600 21,020 4,980 30.0% 8,300 50.0% 3,320 20.0%
1999-2000 2000 1,617,000 10,780 16,600 21,020 4,980 30.0% 8,300 50.0% 3,320 20.0%
Average Annual Change:
(1985-2000) 26,240 170 270 340 80 29.6% 130 48.1% 50 18.5%
Source: THK Associates, Inc.
E-4
TABLE 2-50: PROJECTED TOWN OF VAIL POPLUATION AND HOUSEHOLDS
BY TYPE, 1984-1985 TO 1999-2000
Population Households
Calendar Day Overnight Overnight
Season Year Visitors Visitors Permanent Visitors Permanent
1984-1985 1985 4,010 7,660 4,400 2,130 1,600
1985-1986 1986 4,040 7,730 4,500 2,150 1,630
1986-1987 1987 4,170 7,960 4,670 2,220 1,700
1987-1988 1988 4,170 7,960 4,760 2,220 1,730
1988-1989 1989 4,300 8,210 4,910 2,290 1,780
1989-1990 1990 4,430 8,450 4,970 2,360 1,810
1990-1991 1991 4,430 8,450 4,970 2,360 1,810
1991-1992 1992 4,560 8,720 5,050 2,430 1,830
1992-1993 1993 4,690 8,960 5,200 2,500 1,890
1993-1994 1994 4,850 9,270 5,390 2,580 1,960
1994-1995 1995 4,850 9,270 5,390 2,580 1,960
1995-1996 1996 4,980 9,510 5,540 2,650 2,010
1996-1997 1997 4,980 9,510 5,540 2,650 2,010
1997-1998 1998 5,110 9,760 5,690 2,720 2,070
1998-1999 1999 5,300 10,120 5,920 2,820 2,150
1999-2000 2000 5,300 10,120 5,920 2,820 2,150
Average Annual Change:
(1985-2000) 90 160 10 50 40
Source: THK Associates, Inc.
E-5
Table 3-50: PROJECTED TOWN OF VAIL HOUSING UNIT DEMAND BY TYPE, 1984-1985 TO 1999-2000
Overnight Visitors Permanent Households Total
Cale Town
ndar Single/ Town- Apt./ Single/ Town- Apt./ Single/ - Apt./
Season Year Total Duplex home Condo Lodging Total Duplex home Condo Total Duplex home Condo Lodging
1984-1985 1985
1985-1986 1986 35 1 4 20 10 32 10 3 19 66 11 7 38 10
1986-1987 1987 121 4 15 69 33 74 24 6 43 195 28 22 112 33
1987-1988 1988 0 0 0 0 0 32 10 3 19 32 10 3 19 0
1988-1989 1989 121 4 15 69 33 53 17 4 31 174 21 20 100 33
1989-1990 1990 121 4 15 69 33 32 10 3 19 153 14 18 87 33
1990-1991 1991 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1991-1992 1992 121 4 15 69 33 21 7 2 12 142 11 17 81 33
1992-1993 1993 121 4 15 69 33 63 21 5 37 184 24 21 106 33
1993-1994 1994 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1994-1995 1995 139 4 17 79 38 74 24 6 43 212 28 24 122 38
1995-1996 1996 121 4 15 69 33 53 17 4 31 174 21 20 100 33
1996-1997 1997 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1997-1998 1998 121 4 15 69 33 63 21 5 37 184 24 21 106 33
1998-1999 1999 173 5 22 98 48 84 27 7 50 257 33 29 148 48
1999-2000 2000 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Average Annual Change:
(1985-
2000) 80 3 10 45 22 39 13 3 23 118 15 13 68 22
100.0 11.3
100.0% 3.2% 12.6% 56.7% 27.5% 100.0% 32.5% 8.5% 59.0% % 12.7% % 57.5% 18.6%
Source: THK Associates, Inc.
E-6
Table 4-50: PROJECTED TOWN OF VAIL RETAIL SALES BY CATEGORY, 1984-1985 TO 1999-2000
Average Daily Ski Season Population Total Ski Season Retail Sales by Category(In DOLLARS $)
Total Winter
Visitor Sales Total Annual
Average (Exc.Lift Total Winter Retail Sales Total Annual
Day Permane Ticket Ski Visitor Sales Total Retail Sales
Calen- Skiers/D Day Destinatio nt Resi- Equip. Eating& Enter- Sch.& &Local Local Winter Visitors& to Local
Season dar Year ay Skiers n Skiers dents Total Lift Ticket Ski School Rental Lodging Drinking tainment Other Retail Rental) Winter Sales Sales Locals Population
1984- 2,341,18
1985 1985 8,160 2,450 4,080 4,400 1Q930 19,792,515 1,961,745 5 21,480,420 21,480,420 4,078,980 34,885,995 84,729,555 99,681,829 14,952,274 48,778,850 35,706,924
1985- 2,363,56
1986 1986 8,230 2,470 4,120 4,500 11,090 19,973,385 1,980,405 5 24,522,240 21,686,430 4,118,970 35,224,005 85,551,645 100,657,994 15,097,349 150,222,379 36,053,371
1986- 2,344,55
1987 1987 8,480 2,550 4,240 4,670 11,460 2Q581,545 2,039,235 5 25,236,480 22,327,260 4,238,940 36,257,985 88,060,665 103,600,782 15,540,117 154,628,033 37,110,728
1987- 2,433,55
1988 1985 8,480 2,550 4,240 4,760 11,550 20,581,545 2,039,235 5 25,236,480 22,317,260 4,238,940 36,257,985 SS,060,665 103,600,782 15,540,117 154,628,033 37,110,725
1988- 2,507,00
1989 1989 8,730 2,620 4,370 4,910 11,900 21,185,760 2,10Q593 3 26,01Q240 23,002,493 4,368,908 37,361,505 9Q743,145 106,756,641 16,013,496 159,33$270 38,241,185
1989- 2.581.87
1990 1990 9,000 2,700 4,500 4,970 12,170 21,822,750 2,163,375 5 26,784,000 23,689,125 4,498,875 38,475,000 93,447,000 109,937,647 16,490,647 164,086,040 39,380,650
1990- 2,581,87
1991 1991 9,000 2,700 4,500 4,970 12,170 21,822,750 2,163,375 5 26,784,000 23,689,125 4,498,875 38,475,000 93,447,000 109,937,647 16,490,647 164,086,040 39,380,650
1991- 2,667,93
1992 1992 9,290 2,790 4,650 5,050 12,490 22,550,175 2,235,488 8 27,676,800 24,478,763 4,648,838 39,757,500 96,561,900 113,602,235 17,040,335 16,955,575 40,693,338
1992- 2,742,81
1993 1993 9,550 2,870 4,780 5,200 12,850 23,187,165 2,298,270 0 28,45Q560 25,165,395 4,778,805 40,870,995 99,265,755 116,783,241 17,517,486 174,303,345 41,832,803
1993- 2,742.81
1994 1994 9,550 2,870 4,780 5,200 12,850 23,187,165 2,298,270 0 28,450,560 25,165,395 4,778,805 40,870,995 99,265,755 116,783,241 17,517,486 174,303,345 41,832,803
1994- 2,833,75
1995 1995 9,870 2,960 4,940 5,390 13,290 23,943,420 2,374,335 5 29,402,880 26,OOQ835 4,938,765 42,233,010 102,575,490 120,677,047 18,101,557 180,114,996 43,227,599
1995- 2,908,62
1996 1996 10,130 3,040 5,070 5,540 13,650 24,58Q410 2,437,118 8 30,176,640 26,687,468 5,068,733 43,346,505 105,279,345 123,858,053 18,578,708 184,862,766 44,367,064
1996- 2,908,62
1997 1997 10,130 3,040 5,070 5,540 13,650 24,580,410 2,437,118 8 3Q176,640 26,687,468 5,068,733 43,346,505 105,279,345 123,858,053 18,578,708 184,862,766 44,367,064
1997- 2,983,50
1998 1998 10,390 3,120 5,200 5,690 14,010 25,217,400 2,499,900 0 30,950,400 27,374,100 5,198,700 44,460,000 107,983,200 127,039,059 19,055,859 189,610,536 45,506,529
1998- 3,091,94
1999 1999 1Q780 3,230 5,390 5,920 14,540 26,125,695 2,590,673 3 32,081,280 28,369,748 5,388,653 46,080,510 111,920,190 131,670,812 19,750,622 196,523,600 47,165,664
1999- 3,091,94
2000 2000 10,780 3,230 5,390 5,920 14,540 26,125,695 2,590,673 3 32,081,280 28,369,748 5,388,653 46,080,510 111,920,190 131,670,812 19,750,622 196,523,600 47,165,664
Average Annual Change:
(1985-2000) 170 50 90 100 240 $422,210 $41,930 $SQO50 $519,810 $459,290 $87,310 $746,300 $1,812,710 $2,132,600 $319,890 $3,182,980 $763,920
Source: THK Associates,Inc.
E-7
TABLE 1-60: PROJECTED VAIL AREA SKIER VISITS BY TYPE, 1984-1985 TO 1999-2000
-
Projected Skier Visitor Characteristics
Season Calendar Total Average Day Desisn Day Peak Day Day Percent Dest- Percent Local Percent
Year Skiers/Day Skiers/Day Skiers/Day ination
1984-1985 1985 1,223,450 8,160 12,560 15,910 2,510 20.0% 7,540 60.0% 2,510 20.0%
1985-1986 1986 1,250,000 8,230 12,680 16,050 2,540 20.0% 7,610 60.0% 2,530 20.0%
1986-1987 1987 1,294,770 8,480 13,060 16,540 2,610 20.0% 7,840 60.0% 2,610 20.0%
1987-1988 1988 1,318,750 8,480 13,060 16,540 2,610 20.0% 7,840 60.0% 2,610 20.0%
1988-1989 1989 1,358,380 8,730 13,450 17,020 2,690 20.0% 8,070 60.0% 2,690 20.0%
1989-1990 1990 1,373,700 9,000 13,860 17,550 2,770 20.0% 8,320 60.0% 2,770 20.0%
1990-1991 1991 1,373,700 9,000 13,860 17,550 2,770 20.0% 8,320 60.0% 2,770 20.0%
1991-1992 1992 1,393,500 9,290 14,300 18,120 2,860 20.0% 8,580 60.0°/a 2,860 20.0%
1992-1993 1993 1,432,500 9,550 14,700 18,620 2,940 20.0% 8,820 60.0% 2,940 20.0%
1993-1994 1994 1,432,500 9,550 14,700 18,620 2,940 20.0% 8,820 60.0% 2,940 20.0%
1994-1995 1995 1,480,500 9,870 15,200 19,250 3,040 20.0% 9,120 60.0% 3,040 20.0%
1995-1996 1996 1,519,500 10,130 15,600 19,750 3,120 20.0% 9,360 60.0% 3,120 20.0%
1996-1997 1997 1,519,500 10,130 15,600 19,750 3,120 20.0% 9,360 60.0% 3,120 20.0%
1997-1998 1998 1,558,500 10,390 16,000 20,260 3,200 20.0% 9,600 60.0% 3,200 20.0%
1998-1999 1999 1,617,000 10,780 1,600 21,020 3,320 20.0% 9,960 60.0% 3,320 20.0%
1999-2000 2000 1,617,000 10,780 1,600 21,020 3,320 20.0% 9,960 60.0°/a 3,320 20.0%
Average Annual Change:
(1985-2000) 26,240 170 270 340 50 18.5% 160 59.3% 50 18.5%
Source: THK Associates, Inc.
E-8
TABLE 2-60: PROJECTED TOWN OF VAIL POPLUATION AND HOUSEHOLDS
BY TYPE, 1984-1985 TO 1999-2000
Population Households
Calendar Day Overnight Overnight
Season Year Visitors Visitors Permanent Visitors Permanent
1984-1985 1985 2,670 9,200 4,400 2,560 1,600
1985-1986 1986 2,700 9,280 4,500 2,590 1,630
1986-1987 1987 2,780 9,560 4,670 2,660 1,700
1987-1988 1988 2,780 9,560 4,760 2,660 1,730
1988-1989 1989 2,860 9,840 4,910 2,740 1,780
1989-1990 1990 2,950 10,150 4,970 2,830 1,810
1990-1991 1991 2,950 10,150 4,970 2,830 1,810
1991-1992 1992 3,040 10,460 5,050 2,920 1,830
1992-1993 1993 3,130 10,760 5,200 3,000 1,890
1993-1994 1994 3,130 10,760 5,200 3,000 1,890
1994-1995 1995 3,230 11,120 5,390 3,100 1,960
1995-1996 1996 3,320 11,410 5,540 3,180 2,010
1996-1997 1997 3,320 11,410 5,540 3,180 2,010
1997-1998 1998 3,400 11,710 5,690 3,260 2,070
1998-1999 1999 3,530 12,150 5,920 3,390 2,150
1999-2000 2000 3,530 12,150 5,920 3,390 2,150
Average Annual
Change:
(1985-2000) 60 200 100 60 40
Source: THK Associates, Inc.
E-9
T
Table 3-60: PROJECTED TOWN OF VAIL HOUSING UNIT DEMAND BY TYPE, 1984-1985 TO 1999-2000
Overnight Visitors Permanent Households Total
Calendar Single/ Town- Apt./ Lodg Single/ Town- Apt./ Single/ Town- Apt./
Season Year Total Duplex home Condo ing Total Duplex home Condo Total Duplex home Condo Lodging
1984-1985 1985
1985-1986 1986 49 2 6 27 14 32 10 3 19 80 12 9 46 14
1986-1987 1987 114 4 14 63 33 74 24 6 43 188 27 20 106 33
1987-1988 1988 0 0 0 0 0 32 10 3 19 32 10 3 19 0
1988-1989 1989 130 4 16 72 38 53 17 4 31 183 21 20 103 38
1989-1990 1990 146 5 18 81 43 32 10 3 19 178 15 21 100 43
1990-1991 1991 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1991-1992 1992 146 5 18 81 43 21 7 2 12 167 11 20 93 43
1992-1993 1993 130 4 16 72 38 63 21 5 37 193 25 21 109 38
1993-1994 1994 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1994-1995 1995 163 5 20 90 48 74 24 6 43 236 29 26 133 48
1995-1996 1996 130 4 16 72 38 53 17 4 31 183 21 20 103 38
1996-1997 1997 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1997-1998 1998 130 4 16 72 38 63 21 5 37 193 25 21 109 38
1998-1999 1999 212 7 26 117 62 84 27 7 50 296 34 33 167 62
1999-2000 2000 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Average Annual Change:
(1985-2000) 90 3 11 50 26 39 13 3 23 129 15 14 73 26
29.3 100.0
100.0% 3.1% 12.3% 55.3% % % 32.5% 8.5% 59.0% 100.0% 11.9% 11.2% 56.4% 20.5%
Source: THK Associates, Inc.
E-10
Table 4 - 60 : PROJECTED TOWN OF VAIL RETAIL SALES BY CATEGORY , 1984 - 1985 TO 1999 - 2000
AverageDailySkiSeasonPopulation Total Ski Season Retail Sales by Category
Total
Winter Total
Aver Per Visitor Annual
age Desti man Sales Retail Total
Day natio ent (Exc.Lift Total Winter Sales Annual
Cale Skier Day n Resi- Ticket Ski Visitor Sales Local Total Retail Sales
ndar s Skier Skier dent Ski Equip. Eating& Enter- Other Sch.& &Local Winter Visitors& to Local
Season Year /Day s s s Total Lift Ticket School Rental Lodging Drinking tainment Retail Rental) Winter Sales Sales Locals Population
1984-1985 1 9 8 5 8,160 1,630 4,900 4,400 10,9 3 0 19,469,025 2,169,000 2,6 2 4,7 0 0 29,164,800 24,301,425 4,8 9 8,7 7 5 40,588,275 98,953,275 116,415,618 17,462,343 173,754,653 41,701,117
1985-1986 1986 8,230 1,650 4,940 4,500 11,090 19,649,895 2,187,660 2,647,080 29,402,880 24,507,435 4,938,765 40,926,285 99,775,365 117,382,782 17,607,417 175,198,183 42,047,564
1986-1987 1987 8,480 1,690 5,090 4,670 11,450 20,213,445 2,252,648 2,726,018 3Q295,680 25,240,073 5,088,728 42,158,910 102,783,390 120,921,635 18,138,245 180,48Q053 43,315,213
1987-1988 1988 8,480 1,690 5,090 4,670 11,450 20,213,445 2,252,648 2,726,018 30,295,680 25,240,073 5,088,728 42,158,910 102,783,390 120,921,635 18,138,245 180,480,053 43,315,213
1988-1989 1989 8,730 1,750 5,240 4,910 11,900 20,842,545 2,320,485 2,807,805 31,188,480 25,995,510 5,238,690 43,411,485 105,834,165 124,510,782 18,676,617 155,836,989 44,600,877
1989-1990 1 9 9 0 9,000 1,800 5,400 4,970 1 2,1 70 21,467,700 2,390,850 2,893,050 32,140,800 26,785,350 5,398,650 44,733,600 109,058,400 128,304,000 19,245,600 191,498,507 45,959,642
1990-1991 1991 9,000 1,800 5,400 4,970 12,170 21,467,700 2,390,850 2,893,050 32,140,800 26,785,350 5,398,650 44,733,600 109,058,400 128,304,000 19,245,600 191,498,507 45,959,642
1991-1992 1 9 9 2 9,290 1,860 5,570 5,050 12,480 22,154,460 2,466,593 2,984,603 33,152,640 27,632,393 5,568,608 46,145,205 112,498,845 132,351,582 19,852,737 197,539,675 47,409,522
1992-1993 1 9 9 3 9,550 1,910 5,730 5,200 12,840 22,779,615 2,536,958 3,069,848 31,104,960 28,422,233 5,728,568 47,467,320 115,723,080 136,144,800 20,421,720 203,201,194 48,768,287
1993-1994 1994 9,550 1,910 5,730 5,200 12,840 22,779,615 2,536,958 3,069,848 31,104,960 28,422,233 5,728,568 47,467,320 115,723,080 136,144,800 20,421,720 203,201,194 48,768,287
1994-1995 1995 9,870 1,970 5,920 5,390 13,280 23,524,035 2,620,605 3,171,165 35,235,840 29,360,880 5,918,520 49,037,955 119,553,195 140,650,818 21,067,623 209,926,594 50,382,382
1995-1996 1 9 9 6 10,130 2,030 6,080 5,540 1 3,650 24,181,965 2,692,395 3,257,835 36,188,160 30,162,120 6,078,480 50,370,045 122,798,805 144,469,182 21,670,377 215,625,645 51,750,155
1996-1997 1991 10,130 2,030 6,080 5,540 13,650 24,181,965 2,692,395 3,257,835 36,188,160 30,162,120 6,078,480 50,370,045 122,798,805 144,469,182 21,670,377 215,625,645 51,750,155
1997-1998 1998 10,390 2,080 6,230 5,690 14,000 24,778,290 2,758,808 3,338,198 37,080,960 30,906,158 6,228,443 51,612,645 125,828,205 148,033,182 22,204,977 22Q945,048 53,026,812
1998-1999 1 9 9 9 10,780 2,160 6,470 5,920 14,550 25,732,410 2,865,068 3,466,778 38,509,440 32,096,618 6,468,383 53,600,805 130,675,245 153,735,582 23,060,337 229,456,093 55,069,462
1999-2000 2 0 0 0 10,780 2,160 6,470 5,920 14,550 25,732,410 2,865,068 3,466,778 38,509,440 32,096,618 6,468,383 53,600,805 130,675,245 153,735,582 23,060,337 229,456,093 55,069,462
Average Annual Change:
(1985-2000) " 4 0 100 100 2 4 0 $417,560 $46,400 $56,140 $62,980 $519,680 $104,640 $867,500 $2,114,800 $2,488,000 $373,200 $3,713,430 $891,220
Source: THK Associates,Inc.
E-11
TABLE 1-70: PROJECTED VAIL AREA SKIER VISITS BY TYPE, 1984-1985 TO 1999-2000
Projected Skier Visitor Characteristics
Average Desisn
Calendar Day Day Peak Day Dest-
Season Year Total Skiers/Day Skiers/Day Skiers/Day Day Percent ination Percent Local Percent
1984-1985 1985 1,223,450 8,160 12,560 15,910 1,260 10.0% 8,790 70.0% 2,510 20.0%
1985-1986 1986 1,250,000 8,230 12,680 16,050 1,270 10.0% 8,880 70.0% 2,530 20.0%
1986-1987 1987 1,294,770 8,480 13,060 16,540 1,310 10.0% 9,140 70.0% 2,610 20.0%
1987-1988 1988 1,318,750 8,480 13,060 16,540 1,310 10.0% 9,140 70.0% 2,610 20.0%
1988-1989 1989 1,358,380 8,730 13,450 17,020 1,350 10.0% 9,420 70.0% 2,680 19.9%
1989-1990 1990 1,373,700 900 13,860 17,550 1,390 10.0% 9,700 70.0% 2,770 20.0%
1990-1991 1991 1,373,700 900 13,860 17,550 1,390 10.0% 9,700 70.0% 2,770 20.0%
1991-1992 1992 1,393,500 9,290 14,300 18,120 1,430 10.0% 10,010 70.0% 2,860 20.0%
1992-1993 1993 1,432,500 9,550 14,700 18,620 1,470 10.0% 10,290 70.0% 2,940 20.0%
1993-1994 1994 1,432,500 9,550 14,700 18,620 1,470 10.0% 10,290 70.0% 2,940 20.0%
1994-1995 1995 1,480,500 9,870 15,200 19,250 1,520 10.0% 10,640 70.0% 3,040 20.0%
1995-1996 1996 1,519,500 10,130 15,600 19,750 1,560 10.0% 10,920 70.0% 3,120 20.0%
1996-1997 1997 1,519,500 10,130 15,600 19,750 1,560 10.0% 10,920 70.0% 3,120 20.0%
1997-1998 1998 1,558,500 10,390 16,000 20,260 1,600 10.0% 11,200 70.0% 3,200 20.0%
1998-1999 1999 1,617,000 10,780 1,600 21,020 1,660 10.0% 11,620 70.0% 3,320 20.0%
1999-2000 2000 1,617,000 10,780 1,600 21,020 1,660 10.0% 11,620 70.0% 3,320 20.0%
Average Annual
Change:
(1985-2000) 26,240 170 270 340 30 11.1% 190 70.4% 50 18.5%
Source: THK Associates, Inc.
E-12
TABLE 2-70: PROJECTED TOWN OF VAIL POPLUATION AND HOUSEHOLDS
BY TYPE, 1984-1985 TO 1999-2000
Population Households
Calendar Day Overnight Overnight
Season Year Visitors Visitors Permanent Visitors Permanent
1984-1985 1985 1,340 10,720 4,400 2,990 1,600
1985-1986 1986 1,350 10,830 4,500 3,020 1,630
1986-1987 1987 1,390 11,150 4,670 3,110 1,700
1987-1988 1988 1,390 11,150 4,760 3,110 1,730
1988-1989 1989 1,440 11,490 4,910 3,200 1,780
1989-1990 1990 1,480 11,830 4,970 3,300 1,810
1990-1991 1991 1,480 11,830 4,970 3,300 1,810
1991-1992 1992 1,520 12,210 5,050 3,400 1,830
1992-1993 1993 1,560 12,550 5,200 3,500 1,890
1993-1994 1994 1,560 12,550 5,200 3,500 1,890
1994-1995 1995 1,620 12,980 5,390 3,620 1,960
1995-1996 1996 1,660 13,320 5,540 3,710 2,010
1996-1997 1997 1,660 13,320 5,540 3,710 2,010
1997-1998 1998 1,700 13,660 5,690 3,810 2,070
1998-1999 1999 1,770 14,170 5,920 3,950 2,150
1999-2000 2000 1,770 14,170 5,920 3,950 2,150
Average Annual
Change:
(1985-2000) 30 230 100 60 40
Source: THK Associates, Inc.
E-13
Table 3-70: PROJECTED TOWN OF VAIL HOUSING UNIT DEMAND BY TYPE, 1984-1985 TO 1999-2000
Overnight Visitors Permanent Households Total
Calendar Single/ Town- Apt./ Single/ Town- Apt./ Single/ Town- Apt./
Season Year Total Duplex home Condo Lodging Total Duplex home Condo Total Duplex home Condo Lodging
1984-1985 1985
1985-1986 1986 52 2 7 29 14 32 10 3 19 84 12 9 48 14
1986-1987 1987 156 5 20 88 43 74 24 6 43 230 29 26 132 43
1987-1988 1988 0 0 0 0 0 32 10 3 19 32 10 3 19 0
1988-1989 1989 156 5 20 88 43 53 17 4 31 208 22 24 119 43
1989-1990 1990 173 5 22 98 48 32 10 3 19 205 16 25 117 48
1990-1991 1991 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1991-1992 1992 173 5 22 98 48 21 7 2 12 194 12 24 111 48
1992-1993 1993 173 5 22 98 48 63 21 5 37 236 26 27 135 48
1993-1994 1994 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1994-1995 1995 208 7 26 118 57 74 24 6 43 281 30 32 161 57
1995-1996 1996 156 2 20 88 43 53 17 4 31 208 22 24 119 43
1996-1997 1997 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1997-1998 1998 173 5 22 98 48 63 21 5 37 236 26 27 135 48
1998-1999 1999 242 8 31 137 67 84 27 7 50 327 35 38 187 67
1999-2000 2000 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Average Annual Change:
(1985-2000) 111 3 14 63 31 39 13 3 23 149 16 17 86 31
100.0% 3.2% 12.6% 56.7% 27.5% 100.0% 32.5% 8.5% 59.0% 100.0% 10.7% 11.5% 57.3% 20.4%
Source: THK Associates, Inc.
E-14
Table 4-70: PROJECTED TOWN OF VAIL RETAIL SALES BY CATEGORY, 1984-1985 TO 1999-2000
Average Daily Ski Season Population Total Ski Season Retail Sales by Category
Total Winter Total Total
Visitor Sales Annual Annual
Average (Exc.Lift Total Winter Retail Sales Retail
Day Ticket Ski Visitor Sales Total Sales to
Calendar Skiers Day Destination Permanent Ski Equip. Eating& Enter- Sch.& &Local Local Winter Visitors& Local
Season Year /Day Skiers Skiers Residents Total Lift Ticket School Rental Lodging Drinking tainment Other Retail Rental) Winter Sales Sales Locals Population
1984-1985 1985 8,160 820 5,710 4,400 10,930 19,149,480 2,373,728 2,904,758 33,985,920 27,088,028 5,708,573 46,221,015 113,003,535 132,945,335 19,941,800 198,425,8�4 47,622,210
1985-1986 1986 8230 820 5,760 4,500 11,080 19,293,630 2,393,490 2,929,170 34,283,520 27,317,040 5,75$560 46,618,590 113,977,710 134,091,424 20,113,714 200,136,453 48,032,749
1986-1987 1987 5,480 850 5,930 4,670 11,450 19,882,065 2,464,958 3,016,448 35,295,360 28,129,883 5,928,518 48,000,270 117,354,030 138,063,565 20,709,535 206,065,022 49,455,605
1987-1988 1988 8,480 850 5,930 4,670 11,450 19,882,065 2,464,958 3,016,448 35,295,360 28,129,883 5,92$518 48,000,270 117,354,030 138,063,565 20,709,535 206,065,022 49,455,605
1988-1989 1989 5,730 880 Q110 4,910 11,900 2Q499,330 2,540,378 3,108,608 3,636,672 28,988,528 6,108,473 49,461,465 120,925,185 142,264,924 21,339,739 212,335,707 50,960,570
1989-1990 1990 9,000 900 6,300 4,970 12,170 21,112,650 2,618,325 3,204,225 37,497,600 29,881,575 6,298,425 50,992,200 124,669,800 146,670,353 22,OOQ553 218,910,975 52,538,634
1990-1991 1991 9,000 900 6,300 4,970 12,170 21,112,650 2,618,325 3,204,225 37,497,600 29,881,575 6,298,425 50,992,200 124,669,800 146,670,353 22,000,553 218,910,975 52,538,634
1991-1992 1992 9,290 930 6,500 5,050 12,480 21,787,575 2,701,650 3,306,150 38,688,000 3Q831,825 6,498,375 52,612,425 128,630,625 151,330,147 22,699,522 225,865,891 54,207,814
1992-1993 1993 9,550 960 6,690 5,200 12,850 22,433,670 2,781,023 3,403,193 39,818,880 31,736,273 6,688,328 54,153,135 132,396,615 155,760,724 23,364,109 232,478,692 55,794,886
1993-1994 1994 9,550 960 6,690 5,200 12,850 22,433,670 2,781,023 3,403,193 39,818,880 31,736,273 6,68$328 54,153,135 132,396,615 155,760,724 23,364,109 232,478,692 55,794,886
1994-1995 1995 9,870 990 6,910 5,390 13,290 23,166,255 2,872,253 3,514,883 41,128,320 32,778,128 6,908,273 55,932,390 136,747,110 160,878,953 24,131,843 24Q117,840 57,628,282
1995-1996 1996 10,130 1,010 7,090 5,540 13,640 23,750,745 2,946,248 3,605,618 42,199,680 33,625,373 7,OS8,228 57,383,610 140,296,890 165,055,165 24,758,275 246,350,992 59,124,238
1996-1997 1997 10,130 1,010 7,090 5,540 13,640 23,750,745 2,946,248 3,605,618 42,199,680 33,625,373 7,088,228 57,383,610 140,296,890 165,055,165 24,758,275 246,350,992 59,124,238
1997-1998 1998 10,390 1,040 7,270 5,690 14,000 24,368,010 3,021,668 3,697,778 43,271,040 34,484,018 7,268,183 58,844,805 143,868,045 169,256,524 25,38$479 252,621,677 60,629,202
1998-1999 1999 10,780 1,080 7,550 5,920 14,550 25,306,350 3,138,038 3,84Q188 44,937,600 35,812,088 7,548,113 61,111,125 149,408,925 175,775,206 26,366,281 262,351,054 62,964,253
1999-2000 2000 1Q780 1,080 7,550 5,920 14,550 25,306,350 3,138,038 3,840,188 44,937,600 35,812,088 7,548,113 61,111,125 149,408,925 175,775,206 26,366,281 262,351,054 62,964,253
Average Annual Change:
(1985-2000) 170 20 120 100 240 $410,460 $50,950 $62,360 $730,110 $581,600 $122,640 $992,670 $2,427,030 $2,855,320 $425,300 $4,261,680 $1,022,800
Source: THK Associates, Inc.
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