HomeMy WebLinkAboutVAIL VILLAGE FILING 1 BLOCK 5D LOT O VILLAGE INN 1976 ENVIRONMENTAL IMPACT REPORT APRIL 1976v44u4y
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a assocraTED Dtstcx oFFtcE
V PLANNING . UREAN DESIGN . ARCHITECTURE
1737 lsTH ST. . BOULDER, CO 80302 . 4/7-94ta 447-2281
AP R IL, 1976
ENVIRONMENTAL
IMPACT REPORT
FOR THE PROPOSED VAIL VILLAGE INN
VAIL, COLORADO
o
o
I IIDEX
Sunirtry
Sectlon f ........................U13u!l and Spatlat
Sgctlon II .. r... | . . . . . . . . . . . . . . . . . . . r . . . . . . . . . tld of A
Sectlon III .....,..ubtlr Supply, Serage and Dealnage
SgctlOn IV . . . . . . . . . . . . . o . . . . . . . . r . . . . . . . . . . . . Uotar
Soctlon U . . . . . . . . . . . . . . . ' . . . . Ttr! f ?l c and Fattarnc
Segtlon UI r.... . ..,r r. r..... r r...... r... rAls q$ltty
Soctlon UII ........... ,.... i r. . '... ? e... r.. r Land uar
Apprndtx
o
SumnaSy I
The follomlng Statenant covers the total proposed
Uatl Vtllage Inn as rell as the ftrst phaae of the
comnErclal developnsnt. Holever, all evaluatlons
uBrs madg ulth no daflnitive three dlnenslonal statc-
ment ol' the butldlng or site. A further lmpact aval-
uation needs to be nade as tha doslgn progressea on
all excapt the firgt phase of the comnercl.al.
Our atudy tndlcates, at thls stage' there rould be
no advergg envlronnental lmpact gn.on the Torn of Vall
by the proposed projcct, Horrever there ars ssvelal
Items that need to bE Examlned for posslble lnpooue-
mgnt.
l. Altarnata trafflc patterns onto tha alte - rea
SEctlon V,
2, Future effact of buses upon alr quallty - !€a
Sectlon VI.
It ls our profeEalonal Judgement that the propoacd
developnent of Vatl Uillaga Inn ulll lnprove the
Torn env0ronarcnt especially 1f the Toun can lnple-
nent EevarFl reconmendations made ln the Vlgual and
Spatlal section.
Aesoclatad Deal9n 0fflcer
SECTION I
Ulsual anETpT-FlTf
Ordlnance r
16 t2OO, #4los40l, #6
o
Visual and Spatial Impact of the Proposed Vall Villaoe Inn
The new Vail Village Inn wlll be a donlnate factor in establish-
ing the character of the entry to the Torn of Vall. As Eldon
Beck has suggastadI a vteu of the slopes ls an lmportant part
of the introduction to the area, REstrictlng the helght of
the buildtng in the area recommended ulhen re-zonlng ulas approved
will proulde thls introductory vlew' however cara ghould be taken
to hold the roof slopes to the feaslblE mlnlmum on this sectLon
or tha height limit will not accomplish lts goal,2
Although the Eervlce statlons are distraeting as an entry
ElemEnt the conFiguration of the proposed Village Inn helps
distract from them and provldEs a focusing Elenent toulards the
Vlllage by reflectlng tha angular emphasis of thE Holiday Inn
and the HoJ.iday HouseJ Spattalty this provldas a focus at the
lntersectlon of tlleadow Drive and Vail Road urhere the soace iE
further dafinad by the sltlng of the FlrehousEr Villa Cortlna
and the 8ank. To complete the deflnitlon of thls entry Bpace
a structure needs to be bullt ln thE 6Pac€ South and East of
the lntersectlon, even a bus sheltar uould helpr although it
ghould be stronger ln mase. When East tileadout DrlvE is closad
to normal vehicular trafficr thla lntersection 1f properly
landscaped and deslgned for people' can becorne the urban
tarmlnating node for a sequenca of commErclal experlences
from the center of the Torun to thls tsrmlnus. ThE soft land-
scaped area desl.gned I'or the Southweet corner of the new Vail
VillagE Inn slte ulll conetitute a start of thls noda develop-
ment i
2
The propoeed deslgn of thE hotelp stepping dorn on the South-
east corner ol' the slte uill provlde a Ec6l6d vlsual contln-
uity of charactEr ulth the othEr ateas touard thE center of
touln. Tha form of tha proposed Vtllage Inn creates a strong
uisual space encompassing the comnErclal phase of the develop-
ment and reinforces thE pedastrlan use concEpt and the node
tErminus prevlously dlseusged.
Vlaulng the complex from the NorthEast cornar of tha slte, the
Touln of Vail should furthED encourage development of a vlsual
corrldor lnto the Toun along the east slde of the proposed
fnn. Although the architects are provldlng soft landscapg
in thls araa the view could be greatly enhancEd by removal
of the traeh, parking and pavlng behtnd the Croseroads and
contlnuing the soft landscapa tn thls area.
It ls our coneulalon that the aschitqcte have been Uary
auare of tha lnfluence the propoled Vlllago Inn wlll havc on
the vlsual charaetEr of the Townr and at this stagE of develop-
nent have done an excellent job of maklng the Elte and struc-
ture an asset to the To$n of Vall.
l. See
2, See
3. Sse
4, See
Appendlx
Appendlx
Appandix
Appendix
- Exhlbtt
- Exhlbtt
- Exhlblt
- Exhlbtt
A
I
c
c
o
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SECTION II
0dors
Ordinance r
16fl0o, # ?
0b-iecttonabla 0dors Inpact
The only procaes ln the proposed development that might generate
odors ls the cooklng requlred for the restaurants to be housed
in the commercial area and the hotel ptopBr. After lnvestl-
gation it ls our conclusion that lf the present Colorado
State Department of Public HeaIth standards are Enforced (urhich
is presently being donE) the ventlng velocities and filterlng
systems requlred should obllterata any offensive odols from
thasE operationE. Houlevar care should be taken to ensure that
vEntE for the kltchens extEnd high enough above padestrian
lEvels that the pravaillng breezas till dlssipate the odors
bEfsre they reach a lEvel that.urould be bothersome. Until
actual butldlng forms and occupancy areae are diflned a
positlve evaluatlon cannot be made' houlever ule anticlpate no
problems.
Although lt doee not involve a procass, thEre ia aluays the
poeslbillty that trash could create eome odor problems. Hou-
ever slncg all traeh storage and plckup is propoEEd to be
accompllshed from belour ground Ievel there should be no ad-
v9r9a lmpact,,
Vehlcular axhaust odora should be covered in the analysls of
contributlon by traffic to air pollutlonr since lf tt is
uithln reasonable limite it should take care of odor problems.
SECTION III
Supply, Seurage
and Dratnage
Ordinanca r
15r200, # I0
Ithter
Water Consumption
Data r
Present uatEr consumption rateE were not available for this
studyS howeverr uslng standard rat€s of per caplta consump-
tion for the present operation' annuat consunption ulould
be approximately 19 million gallonsr urith a peak demand rate
of about 160 gallons peD minute, (g.p.t. )
tlltth the complEtlon of the first building, all commerclal
operatlon, a modest incrEasE will be notedl annual consump-
tion Ehould go to 20.5 million gallons for an increase of
7.8/" and the peak draft urill rise ta 177 gallons per mlnute.
The total project aa now envisioned urtll result in a probabla
uae rat€ of 35.7 mitlion gallons pet yoat urlth a peak denand
of 305 gallons per mlnute.
RecommEnded flre protection rill not change slncE the site
area has more lnfluenc€ on thege raquiraments than doas the
population. Board of Flre Under$ritels racommends the cap-
abllity of 4 fire hose streams of 250 g.p.m. for a total of
I00 g. p.m.
ThE 6" naln along the uest and Eouth edgea of the property
maintains a pressuts of 125 pst under present use and could
provide a flre flou of ?500 g.p.m. uith a pressute drop of
only 50 pei.
Concluglon r
Although the
annual setcr
serlous item
2
ItmI proJect repraaents an 88ff lncreaae ln
conaumptton, thls does not appeat to br a
ln thE ovrrall supply for tha Torn of Uall.
o
o
Seuaqe Contrlbutlon
[bta:
Sewage contrlbutions for developnents of thls nature range
fron ?Oft to 100% of the uater consumptionl because tnfilt-
ration rates are probably hlgh ln thE area nea! the creek,
this study assumos the higher rate of flo$. Based on the
study the present flows should avetaga 52r000 gallons par
day uith a ns:imum flou rate oF 180 gallons per ninute.
After the additlon of the first bulldlngr ratee should go
to 55,200 gallons psr day and 184 g.p.m. paak flou.
The Plnal proJact should contributa 97r800 gallons per day
ullth a deelgn naxlnun of 320 e.p.nr
There le avallable ln Eaet ttleadou DrluE an 8" oollectot trlth
a alope gf.Ql05 feet per foot, capabl€ of carrylng a total
of 565 9rF.ln. uhen flowlng full. Two man-hola8 are auall-
abler ona of rhlch racelvEs tha prEsEnt flou.
Conclualone r
Fsak capaclty of ths flnal proJect rtll bE 1961000 gallona
per day ae comparad ultth the present rate of ltl4r000 g.p.d.
Conversatlon wlth the senage traatment plant operator
lndlcated that the facility Lg nor opsratlng at near capaclty
and that an enlargement is bcing dlscussed. Slnce the flrst
o phase of constructton does not rEsult ln,a ergnlflcant
lncreaga and glnce the completed project rtll only lncrcaae
contrlbutlon by Juat under 0.1 milllon gallons par day,
sBtrtgE contrlbutlon should not bE a sarlouc conelderatlon.
Storm Dralnaoe.
Data r
Sutfaee runoff studles uara based on a deslgn storm of
l0 minute duratlon raaching an lntensity of 9.4 lnches
per hourl maxl.mum preclpltatlon in any 24 hour perlod ls
historically 1.85 lnches and the averaqB annual preclpltation
based on thE neatast ulEather statlons and adjusted for
elevaLlon wae 2I.3 InchEg.
The follotllng data uas thEn
Pregent r
lst Phase
FlnaI
Annual Runoff
?.54 acre feet
?,?3 , ',
derlvEd r
flhx. Dav
0.46 ac. Ft.
0,46 r rr
0. 45 rt t'
27.8 cfs
28.1 ',
2?,5 !.?. 55
The dralnage ls no$ acconodatEd, ln a 24" Corrugated fnatal
Plpe rlth drop-1116t nEar the 5.8. corae1. of the Propcrty
and a 15'C.fi.P. under the etreet nEar the S.hl. colner.
OpEn dltchea catry the run-off to thEsE polnts. llithout
backlng up ln the dttches thEEa culverts have a comblned
capaelty of l8 cPsl ulth uatEr backlng up to the etrpet
grade, they ulll carry a total of 26 cfs.
Coneluslons r
Although the change in dralnage ls lnelgniflcant' tt ts
apparent that tha present fecilttlEa are lnadEquate for
the destgn etorm shlch has a l.0S statlstlcal probablllty
of occurlnE. The 50 yaar storn (zfr of probablllty) could
be accomodated lith ninor dlsruptlon to the street.
o
SECTION IV
Nols e
0rdlnance:
161200, # 11
16 1401, # 5
Potential filolse Inpact
Tra fflc
0f concern is the questlon of noise generated by the addltion
of trafflc aE a re€rult of incrEased accomodatlons on the
Vall Vtllage Inn site. Holever of equal lnportance ls tha
affect of trafflc noiee on the guasts of the Uail Vtllage Inn
ulhen completed.
The lntersection of Vall Road and South Frontage Road ig the
most critical polnt uhich could affEct both the proposed
development and gurrounding accomodatlons slnce it ls
hlghly unllkely many cars or buses for the Village Inn ulll
go much beyond thelr parklng garage. fhe increase ln traffic
adJacent to the slte ls based on thE follouingr
I. fhe proposed plan of the Uail Villaga Inn shous an entry/
exlt from the parklng garage to both Vatl Road and South
Frontage Road. Calculatlons aEEumed traffic lnto and out
of the garage to be equally dtvlded bEtureen the tno antry
uays.
2, The actual lncrsase in datly traffic ig based on a garago
capaclty oF 300 modified by the folloulngr
a. By count thare are at least 150 care movlng onto and
off the site at pre6'Ent uho are not eithEr guastc or
enployees of the Inn. Slnce a htgh percentage of
thesa turn over more than once daily lt ulould be con-
servatlve to assumo a minimal lncrease ln trafflc.
Horever for chEcklng putposes a dlfferentlal of 200
caDe uraa atsumEd. Thls uas purther oodifled by tha
fact that tha average guest stay ls three days, j6-
duclng car tovanent, and slnce probably the maJorlty
of gueste durlng peak season ulll be arrlvlng by bus,
only a thlrd of the 200 car increasE ulas used ag
datly trafflc lncreasE. .
The 6? car dally trafflc nas converted to Average Etly
Trafflcl to utllizs the flgurea provlded by the Toun
of Vall.
Baeed on the pravlously statad modlficatlona tha forlo:tng
Lmpaet Judganente uere nade r
3.
I ntargrc tlon
Avaraga Datly Trafflc (Toun of Vall)
A0T lncrease by proposed Vail Uillaga Inn
Tota I
H. U. D. ltlotce AgssssnEnt Standarde* lndlcatsg
eratEd by thts volume of trafflc ts wtthin the
Aceaptablc Rangc. Oalty trafflc uould have to
forg entertng the Unacceptable range.
17r880
.200
18,(A)O
nolee gen-
nornal
double be-
Avarage Dally Traffic (Town of Uat,l) 8226
ADT lncreared by proposed Vail Vlllag€ Inn 100
Total 8336
H. U. D. ilolsc AaaeEsment Standard ftnds the nolse gen-
erated by thta volune of traffic relt urtthin the notn.l
Accaptabla Range, Howcver a Datly traffic lncrease of
of about Sfi uould put the rating into thc unaccaptable range.
In vie'of thls, the nolge impact should be sxanrned agarn
uhen the u11la9e Inn design is flnalized so that renadlar
action can be taken ll' necessary.
South Frontaqe Road
Average Datly Traffic (Tocn of Vail)
ADr increased by proposed *tt y:|]ise rnn
H. U. D. Nolse Assessment Standards indicates
generated by thts volume of trafftc ie uithln
Accaptable Ranga. Dally traffic would have to
45fi before becomlng Unacceptable.
6529
100
6629
the nolge
thE normal
lncrease by
Ysa r
198 0
t980
2 000
2000
using flgures fron thE state Hlghuray Departnrentz and thElr
proJectlons the folloullng assessmants were deternlned.
Asaessment
Acceptable leval
Acceptable leval
Acceptable level
Unaccaptable levEI**
++ The arEctlon of a ten foot hlgh bgrm on the north slde of
the site to attentuate the nolge ulould brlng the agsEssment
uell utthln the acceptable lEvel. Thle should bE constdered
since tt would have a eoftening and vrsual ehialdtng effect
for the paved area in front of thE Inn.
Type of Vehlcle
Passenger cars
Trucks and BusEs
PaesenEar Cars
Trucks and Buses
0f concarn rae the norge ?ron tha regtaurant/night club rn
the conmorclal devaropnent as rt mrght a?fect thc condo-
nlntuna to tho south. It rae found that attrnutron by
dktanca requlrcr that the norse rrver rnmcdrately out-
slde thc butldtng rhara an orcheetra or rurrcal group rrght
be playtng chould not lxceed ?0 drclbrlr.
o r triloltr Attltlnsnt Gutdellnrt, H.S.
Ind Urbcn Drutlopncnt
l. 9rr Apprndlx - Table I
2, 5rr Apprndtr - Tabte II
Dcpartnrnt of ltou.lng
SECTION VTrafflc Fatterns
0rdlnance r
16 t2g1' # L4
15 r40t, # I
Tha ellmlnation of the public usa of vatl vlllage Inn surface
patklng uill certainly ellminatE some congastlon at and near
the lntersectlon of Vail Road and South Frontage Road. It
ullll also Elimlnate some rathsr erratlc enterlng and exltlng
to this slta both of shich wlll be a decidEd lmprovement.
With the completion of the propoeed Vall Village Inn very
little adversa alteratlon, 1f any, ull1 occur. Slnce the
naJorlty of the traFflc nill not go beyond the tuo under-
ground parklng entries there should bE little effect beyond
those points.
There ls some concaln about the garage entry from Uail Road
south of the lntarsaction. Buses and earg making a left
turn across north bound traffic, plus caueing a posalble llne
up behlnd thEm ulhlle uaitlng for the turn. Another concorn
ls tha unloadlng pattern at the entry to the Inn. Whan
trafflc enters from the west off South Flontage Road for drop
off or pick up, busEg ln partlcular wlll have to axit onto
Frontage road and crogs the eaet bound traffic, enterlng
the uegt bound lane. If they then ulsh to anter the park-
ing garage they uill hava to cross East bound traffic
agaln or go to the ValI Road entry causing the problem
mentloned in thE pravlous, paragraph. To alleviatE thEse
potentlal problems lt is suggested that entry to the
parklng garage be on the East and of the slte wlth the
exlt onto Vail Road at the West end. This rnay not be postt-
lble but it should be explored.l
l. See Appendlx - Exhibit B
o
Uehicula r
To axamlne the lncreaaE in traffic
existlng trafftc onto the site. At
parklng spacEs on thE sltEr most of
the peak season. 0f thesE spaces,
made by the ouner during DEcember of 19?5rl only 30fi of the
spaces uere occupied by guests and cmployeas of Vail Vlllage
Innr the ramalnder u,ere occupled by the public and a ear
rental operatl.on.
Under exlstlng ordinances thE nEu VaiI Villaga Inn ullll have
to provide 300 spaces for the proposad accomodatlon unite,
uhich based on the aforementioned invantory sesms excEgslve.
Housver assumtng that all of the 300 would be used this
trould nean an Lncreass of traffic to the slte fron the pr6-
sent 200 Epacer to 300, or 100 more vehlcles. Houever to
assure a connervatlve Estimate ue have conslderea onLy 7578
of the 200 spaces to be ugedr or 150 which urould naka the
lncrease 150 spaces. Stating this ln terns of Average Daily
Traffic2 (tso x 2 x 1.5 = ) tne increaEE ulll anount to 450
A.D.T. Thp A.D.T. as ugEd assunss mora ln and out traffic
than would probably occur' but using this figura it le found
that tha increase in traffic would only amount to 3ff of the
Averaga oally Traffic passing through the intersectlon of
Vall Road and South Frontage Road traveling ElthEr South or
East. Evan this Plgure le not reallstlc becausq the nornal
requl.res an lnventory of
present there are 2Otl
ulhlch are fl 11ed during
according to a count
o gu6st occuplss hls room longer than ona day per stay uhtch
rould dccrcaaa the porcentage further.
Tho ectql f.npact on vahrcular trafflc volunr rlll br pFBt-
lcally nagltble and ar nall grors rlll constltute er.n a
gmallar parcrntage of the total and may dacroase avgn further
glncs thE ornor of thr vtllagc Inn predlctg more patroruge
by Clubsr orrlving by Charirr Bug, ?urther rrduclng passengrD
car trafftc.
Pedes trian
Due to the incrgase l,n accomodation units proposed the density
rill lncreasa by )l@ds. 0rdinarlly this could qenerate
a proportionate Lncrease of pedestrlan trafFlc on and off the
sltE, hooevEr bscause the glte is now usEd by the publlc for
parklng the increase of accomodation units uill probably only
lncrease thls traffic by about one third.
The proposed connarclal araa ullll no doubt genetate rnore
padestrian traFfic in the iropoEea plaza and along Eaat fieadow
'Drive rhan it bacomes primarlly a pedestrian uay. However
this type of pedestrlan flou uill be contalned ulthin an
area deslgned for lt and even though it adds to the flou
should not craatB any undEslrable congeatlon.
Spaclal attEntlon should be givan tha propoeEd eo?t landscape
as€a at the southuest corner of the sita since there is an
astabllshed pedestrian crosslng of the site at tha corner.
It ls recomnended that sone type of structured pedestrlan
uay be provlded through this arear slnce lf notr lts tradi-
tlonal use rlll create one probably in thE most undeslrable
plg ce.
wllni bus Tranq{t 9e-rvlce
Addtti.onal accomodatlon units on thls slte ulll no doubt
increase the transit service use but the lncrease uiII ba
modiflsd by tha precrnt publlc use of the site at proutourly
notEd. Horovaa thers 1g no queatlon that even a one thtrd
lncrgase in tha slta use plur the commerclal developnent
uill lncrease thE nlnl bus usa. For the lack of tny u83
atatisticE lt ls hard to pradlct the neod for furth:r bug
unlts or gchedulE lncreasleEr houever 1t uould appear that
uhan the development ie completed at lsast ona mora buc cllt
necd to be addad. It ls possibla by the tlmc the conptax 1r
ogeratlonal thls need ulll have bean takEn carg of by othar
denandg nadE upon the sgrulcE.
1;
2,
Sar Appandlx
Sce Apprndlx
TablE III
Table I
SECTION VIAir Quality
0rdlna ncer
151401 ' # 2
Air Quali ty
Data r
Thls sEction should be prefaced sith a reminder that the
science of air quality measuremant is really too ngul to be
called a sclence. It ls posslble to maasure thE emiesl.ons
from cars, trucks and busEs, and ursing the probable trafflc
generated by a proj.ect, determine the total quantlty of
pollutants ulhich sill be discharged per mil.e traveled.
The effEct on thE local environment, houevar, is governed
by many unknouns - raather conditions, tlme of day, nature
and dlstanca of travel, together wlth the qultty of the
ambient alr are a feu of these unknouns. Even the qrnntity
of traffic Aenerated by a development is mora of a gueas
than an EstlmatE. For thE follouring data, the average daily
trafFlc at tha N.|ll. cornEr of the property was usEd as an
indicator of amblent quaLityl thls figura ie l?,150
passangor cats, 412 trueks and 319 buses. For thls msvs-
mentr E.P.A. averages uere appllad to obtain amisslons in
grams per mlle. Traffic Aenarated by the present Uall
Village Inn ls responsible for just under 0.9fi of the
total. tllith the addttton of the f irst buildlng thls will
rise to t-zfi,
The final project requires thrEe postulations t
l. That all guests uill arrive and depart in personal
cars' with limited travel durlng thair stay.
2, That all guests w111 arrlve and depart in buses uliich
load or unl.oad and depart urithout delayl ln thle
hypothesls no petsonal travel during thelr stay ls
considered.
That hypothasis #2 ls corract except that buses uarm
up for thirty minutes prior to loading.
ThE data for thEsE thrEE hypothesee folloug r
Hypothaels #I
3.
Poll. utant Ambl Ent(s/nt)Hypothesls #lG/nt)*
Percent
Change
Carbon tlonoxlde
Hydro CarbonE
Nitroua 0xldee
Sulphur Dloxldes
Pa rtl cula tes
A I dehi dEc
0rganlc Acus
1r530r0?0
LLg,72E
56, 550
4t280
10,430
220
220
I ,658,590
12l ,8Io
67 rg20
4,350
l0, 610
223
223
l. ?5
l. 75
L,76
1.64
L.?3
1.36
r.36
o
Hypothasts #2
Pol I utant A mbl Ent
G/ni)
HypotheEls #2(s/'i )
Percent
Change
Carbon flonoxlde
Hydro Carbons
Nltrous 0xldes
Sulphur Dloxldes
Pa rtlcula tas
Aldehldea
0rganic Acus
HypothEsts #3
Pollutant
1,630r070
rtg t72O
66,650
4,280
lo,43o
220
229
Ambl en t
G/nr)
1,635,270
120,150
57,300
4,350
10,500
226
226
HvpothEsis #3-G/nt)
0,32
0,36
0.98
1.64
9.6?
2,?3
2,73
PEreant
Change
Carbon fllonoxide
Hydro Catbons
Nl trouE tlxldeg
Sulphur DloxldEs
Pa rtleula tes
Aldehldas
0rganlc Acus
1r630,070
ll9r72o
66,650
4r2gg
10,430
?29
220
I ,641,450
l2l,31o
?3r530
5r160
I0,96u
313
313
+ 0.70
+ 1.33
+10.32
+2O.56
+ 5.08
+42,2?
+42,27
Grams Per fililE,
o
No other form of alr pollutlon is considered to be signi-
ficantly changad by the projectl kltchen uaatEs change
very little and up to l0 I'lreplaces could be added before
a maasulable increase uould be noted.
Concluslon r
Although the proJect, operatad under Hypothesls #l ot #2
has only a small affect on the alr quallty' the bus ularm
up situatlon repreeentE a conslderablE hazard and should
be avoldedr not only on thls project but throughout thE
Tourn of Vall. Dlesel engines ara heavy polluters in tErms
of fr,lltrous and Sulphur Oxides I for €vary ninute thE bus
ldles uhllE laltlng for a load, lts emlestons equal that
o? 2O passtng ca!s. It is strongly tecommended that bus
uarn up araas be dealgnated outgtde the Toon and their
use strlctly onforced.
o
SECTION VII
Land Use
0rdlnance r
161401 , # ?
o
Land UsE
Data r
The prasent area of the sitE, ulhich totals 3.43 acres
(149r500 squarB feet) is used as follows:
Presant: Landscape 19.900 sq. ft.
Euildings 29,900 sq. ft.
Pa ving 99,800 sq. ft,
lst. Phase Landscape l?,950 sq. ft.
Buildings 35r100 sq. ft.
Pavlng 96,550 so. ft.
. L3,31(
= zO,E%
= 66,7%
= L?,O%
= Z3.Sl"
= 64. 5l;
= L3,4%
= 36,4%
= 50,2fr
arE the plan, or
Final r Landscape 20r000 so. ft.
Bulldings 54r500 so. ft.
Pa ving 75,100 sq. ft.
For thls analysisr building areas used
roof areasr including overhangs.
Concl usi on r
The only significant change in land use uill be the sub-
stitution of buildlngs for parking 6!B?r urith neul parking
betng provlded under the complex. The soft landscapE area
remains substantially the sams, howEver the paved area in
the Final phase is tarraced, hard landscapel a decldect
improvement over asphalt paved prrking.
o
o
APPENDIX 'l
ExhlbitA I RHBARevleu,
Exhlblt B r SitE PIan (packet, back cover)
Exhlbtt C r Entry and EntrY Noda
: Tlbll I r Average tbllY Tra?flc
Table II r Shte Trafflc Countg
Tablr III t Farktng'InveotorY
l.
i,-'1' :'l I) T'r \ii-!t LLl-Lt-!--_-"t_
RHBA REVIEW: VAIL VlLI-ACE INN
February 12, 1976
The Vail Village lnn site is unusually important to the image
of the Town of Vail because of its location in relationship to
entering visitors. Every visitor to the village area coming
from the interstate must pass by either the west or north side
of the site. Currently there is an excellent view of the moun-
taln and ski area over the Vail Vi llage Inn, blocked primarily
by Conoco when you are on the frontage road. lt is vital to
retain a large portion of the mountain view thus a view cor-
ridor is deslgnated. The building height must not.exceed
three stories in this zone.
Base grade for purposes of measuring the heights of buildings
is elevation 93. This grade was determined by averaging the
elevations at property corners plus five additional mid-elevation
locations.
The average height of the buildings proposed will not exceed
overall height limitations. The formula proposed permitting
20 percent of the coverage to be five s[ories, or 60 feet, is
acceptable. At no phase of constructlon can the average
helght be exceeded.
Commercial uses should be restricted to the portion of the
site indicated. The commercial should be concentrated, an
aggregate of shops clustered around a plaza, rather than
a lineal arrangement. Two level spaces are recommended
to lntensify the cluster and to effect a transition from streei
elevation up to the upper plaza level. Probable elevations
are 85 at the street and 96 or 97 on the upper level .
The site massing must be such that it emphasizes the visual
relationsfips of the Vail Village Inn to the village core. The
scale and quality of the buildings at the corners of the site,
and particularly the southeast corner, mqst be particularly
sensitlve and consistent with the predominant village archi-
tectural forms. This is characterized by broad roof over-
hangs, wooden balconies, attention to window scale and
framing details, in effect, those visual qualities related to
I'Alpine villagel design.
2.
3.
4.
5.
6.The proposed plaza fronting onto Meadow Drive has rich
communlty visual potential and in form and materials should
be an integral part of the future improvements of Meadow
Drlve. The proportioning of the plaza should acknowledge
the shopping at the Kiondra and we urge the Town to look
creatively at the total space in terms of pavements, land-
scape, bus shelters, and perhaps a small commercial
building on the south side of Meadow Drive. This area
should be the terminus of commercial use along Meadow
Drive with no further extension to the west. Zero lot
lines for a portion of the commercial will be valuable.
The southwest corner of the site ls important visually to
both the applicant and the Town. The buildings should
decrease in height as they near the streets and be set on
earth, not on structures such as parking. This is one of
the few places on the site where soft landscape surfaces,
tree plantings of scale, and building to ground relationship
is possible. Thus, the corner is designated as a special
landscape zone. The grade in the area does not exceed
86 and it is suggested that this be kept.
The hotel operations in Vail indicate that cement parking
requirements exceed actual needs. Parking must be pre-
dominantly underground. Major service is also under-
ground and hopefully buses can be housed underground.
Both national statistics and Vail Village lnn statlstics in-
dlcate that a ratio of .5 to .7 cars per room is generous.
Thus, the recommended action is that 200 cars can be
consldered as the parking requirement.
The phasing of the project is an important concern of the
Town. Criteria must be established that each phase is
complete, workable, visually sugcs5sful, and able to
stand by itself. Modifications to both locations and the
phasing of Phases I and ll is suggested. Phase I should
be in front of the existing Backhouse structure, thus
retaining the valuable area of landscape along Meadow
Drive. Phase ll would modify the landscaped area but
would then be a quality cohesive commercial complex.
All phases should have similar detailed review as we are
now doing.
7.
8.
9.
/im
oB
e[J
ot
4. 1sl
"\It
ttI'lsldl\L
o
I
l-
-tr
I
-x
UJ
o
TablE I Average Datly Traffic*
Adjacant to Slter
uth Bound I Road South
Left turn off South Frontage
Right turn off South Frontaga
Through trafflc fron North
North Bound on Uall Road to South Frontaee Road
Right turn off VaiI Road
Left turn off Ubil Road
Through trafflc from South
Total
East Bound oT 9gu-th Frontaoe Road
Right turn of? Uail Road
Left turn off Vail Road
Through trafflc fron Ulgst
Road
Road
Tota&
Tota I
29A
2005
249L
226
192 0
l410
1398
298
12?7
226
l?4?
L464
4794
3432 s226
3556
6529
Right turn North at Vail Road
LeFt turn South at Vall Road
Through trafflc fror East
Tota I
* Flguree derlved from a trafflc count taken on
l9?5 by Tosn of Vall, protaeted to Average Datly
by them llth folloulng fornula r
ryt3
February 13,
Tra fflc
Easlc I hour count tfunes 24 hour factor (Z) = Basr Avarage
Dally TrEfflc tlmes Tlme of Year Factorr Group 3 (t.S) =
Average DalIy Trafflc
Tabla I I
Datly Traf?lc Counta and ProJcctlons for Intoretate ?0 near
the Intemactlon of Uatl Accrsg.*
Y6a!Passenger Cars
& Flckups
Trucks and
Burcc
L9?4
1980
1990
2000
11640
2023s
26?03
29640
l610
2801
s69?
4104
* Froo Statc Hlghray Departnent count of l9?4. Projccttanr
r.te mada by thr care percentage used by tht Deprrtnent for
projectlons on I-?0
Table I I I
O*, Guest usage
Datly Inventory of UsE of Farking Spacrs (200)at Psesent Vatl Vlllage Inn for Decenber, 1975
Employees & Depot Hertz Cars ExcEss &
Reetaurant
I
2
3
4
5
6
7
I
9
l0
tl
12
l3
l4
l5
16
L7
18
t9
20
2L
22
23
24
25
26
27
28
29
30
2B
24
35
25
20
0
0
0
0
0
0
0
24
L2
20
l5
23
0
0
0
0
0
0
0
0
0
0
0
0
0
0
by lllr. J.
24
24
24
21
24
24
24
24
?4
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
I8
l4
I5
28
37
79
l6
27
4l
56
?3
E2
29
40
48
44
47
?t
39
80
92
98
?4
9l
95
93
105
107
ll2
103
95
t30
138
126
l2s
lr9
97
160
t49
135
120
103
94
123
l12
108
lr7
106
105
137
96
84
78
I02
85
8I
83
?L
69
61
73
8l3l
Grovioea Sta uf?er
G. K. Uetter' AIA
John ltl. Proseer, AIA
Davis C. Holder, P.E.
O