Citation
EagleRidge Hotel, Steamboat Springs, Colorado

Material Information

Title:
EagleRidge Hotel, Steamboat Springs, Colorado
Creator:
Larson, Brian R
Publication Date:
Language:
English
Physical Description:
approximately 100 leaves : illustrations, charts, maps, plans (some color) ; 22 x 28 cm

Subjects

Subjects / Keywords:
Hotels -- Designs and plans -- Colorado -- Steamboat Springs ( lcsh )
Resorts -- Designs and plans -- Colorado -- Steamboat Springs ( lcsh )
Hotels ( fast )
Resorts ( fast )
Colorado -- Steamboat Springs ( fast )
Genre:
Designs and plans. ( fast )
theses ( marcgt )
non-fiction ( marcgt )
Designs and plans ( fast )

Notes

General Note:
Submitted in partial fulfillment of the requirements for a Master's degree in Architecture, College of Design and Planning.
Statement of Responsibility:
Brian R. Larson.

Record Information

Source Institution:
University of Colorado Denver
Holding Location:
Auraria Library
Rights Management:
All applicable rights reserved by the source institution and holding location.
Resource Identifier:
08815326 ( OCLC )
ocm08815326
Classification:
LD1190.A72 1982 .L37 ( lcc )

Full Text
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^agleFti
Hotel


JT AG L EJ^ I D G E 3
jJOT E L
gTEAMBOAT gPRINGS COLORADO
Thesis
Master of Architecture
Brian R. Larson
University of Colorado at Denver
May 1982


INTRODUCTION


In designing a hotel such as Eagleridge, crucial philosophies and directions must be understood and decided early in the design process. These approaches certainly affect the "atmosphere" or "character" of the hotel- the most important single element of a sucessful hotel. The quality of this atmosphere-the specialness, excitement, mood evoked-depends heavily on both the clientele and the hotel location.(AR,12/69). Certainly it is intended that EagleRidge's atmosphere appeal to a wide variety of people; young, old, more affluent and less. It could be a place that a farm boy from the plains could enjoy as much as an urban dweller. Realistically, most of the guests will be somewhat well-traveled and used to fine accomodations while traveling. They will also, for the most part, have preconceived images of what a "ski-resort hotel" should be. These associations may be based on previous experiences, or learned from Hollywood, but they must be considered in the design of an appealing hotel atmosphere; whether they are used literally, or more subtley evoked by architectural means.
EagleRidge Hotel would, of course, depend greatly upon its outstanding given environment to help create this atmosphere as well. In fact, the surroundings and views are so impressive that one may assume the designer has only the task of taking full advantage of them. However, this assumes that EagleRidge's environment will remain constant, always as beautiful as it is today. Unfortunately, the trend in the developing areas surrounding the Steamboat ski area seems to indicate that the area is almost


EagleRidge Hotel is a project that originated from an International Competititon sponsored by Caltennco-Colorado,Inc. The competition was announced March 15, 1981, with a winner selected October 26, 1981. The competition site was a 30.6 acre tract of land located near the ski area of Steamboat Springs Colorado. The development was subdivided into nine blocks, including permanent single-family attached housing, resort residential housing, commercial/office/retail development, and a hotel/lodge/recreation center. Excluding hotel rooms, there were approximately 400 housing units in the development.
For my thesis, I chose the 7.06 acre Block Six: Hotel/Lodge. This was to be a 62 room hotel combined with 138 condominium units, to share service facilities including: retail shops, a recreation/health club, convention/banquet facilities and complet hotel services. I chose to modify the original program, eliminating the condominium units and slightly increasing the number of hotel units and service areas.
The EagleRidge Hotel is an attractive project to me because of its interesting program and outstanding site. Since the original program was very general, listing only the total area requirements, I had the opportunity to develop the program, using the large variety of spaces suggested. Having not previously not worked on these building types (hotel,restaurant, bar,retail shops,recreation center) I felt EagleRidge Hotel would provide an excellent opportunity in design synthesis,


certainly being overdeveloped, at least from an environmental or aesthetic point of veiw. In the past few years, the Steamboat area has grown rampantly and there are few indications that this trend will slow in the near future. The once pristine beauty of the Mt. Werner area is becomoming rapidly cluttered with random developments which, for the most part, pay little heed to their natural surroundings or each other in their design.
The important issue here is the protection and enhancement o the hotel's atmosphere. It seems there may be two extremes in resort hotel design approach: First, the "environment-dependent" where the hotel depends completely on the opportunity and beauty of its surroundings. These hotels like many in the Steamboat area, are minimal in interior amenities, focusing on the exterior environment completely. The other extreme is "self-dependent"; where the hotel are more "Portmanesque" in their man-made, inward focusing, contollable character. These hotels can be located anywhere (and in Portman's case,usually are) because their interiors are their atmosphere and environment.
It seems the ideal EagleRidge Hotel would lie between these extremes, using the best of the concepts from each. Rather than offering itself completely to the ski hill, regardless of future development and clutter, the hotel could also focus outward to the south and east, with the magnificent Yampa valley as a backdrop. And rather than depending completely on external veiws and environment, EagleRidge Hotel could develop its own attractive,intimate internal environment for those desiring a


a break from the vistas of the great outdoors. This kind of flexibility could only be an asset for a resort hotel in attracting a wide variety of guests.
The"atmosphere" of the EagleRidge Hotel is obviously a most important consideration. But, more specifically, what should this atmosphere be? Alan Lapidius, a hotel architect, believes that"most resort hotel guests come to resort hotels for release from the everyday uroblems of their lives, for two weeks or two days of regeneration, escape and refreshment." PeoDle are subconsciosly attracted to fresh, novel, or exciting environments where they are allowed to forget their normal routine and roles of life.(AR,12/69) These settings especially the public areas- become backdrops or stge sets for the conscious or subconscious role-playing of the guests.
This backdrop that helps make the atmosphere can be created with gimmicky, nonprofessional stage-sets, or with good design.
And good design arises from a solid base, considering "First the site, then the scale, then the character: in this order the architect's primary decisions on a resort (hotel) have to be made"(AR 9/72) How this site's unusual beauty is creatively used and preserved becomes more than academic-it is essential. Great hotels reinforce the character and uniqueness of the city and suuroundings they are in, and EagleRidge Hotel must strive to do no less, using Stamboat Springs' unique community and history as form givers.


HISTORY: past to present


Steamboat Springs is located in the Yampa River Valley, northwestern Colorado. It sits at a bend in the Yampa river in an area rich in natural mineral springs. In the late 1800's, trappers called the area the'Tag Bend"; Ute Indians adopted it as their summer playground, and, convinced that the bubbling waters had healing pwers, named it "Medicine Springs". The town takes its name from one of the springs the only one that spouted water several feet into the air and out over the river, making a loud chugging sound reminiscent of steamboats on the large eastern rivers. By the 1870's, every trapper, explorer, and miner passing through the area refrred to it as Steamboat Springs.
The town, like many western communities, grew slowly, its economy based on ranching and mining. In 1908, the railroad arrived, bringing a new force into the area -tourism- which soon became an integral part of the local economy.
Skiing became a part of Steamboat's history in 1912, when Carl Howelson, a norwegian immigrant, introduced the town to skis and launched a recreation industry which has increasingly influenced the area's economy and lifestyle. Since the first Winter Carnival Steamboat held in 1914, ski facilities had expanded so rapidly that, by the early 1940's, Steamboat Springs was labled "Ski Town, U.S.A."


The current population of Steamboat Springs within the city-limits is about 6,000. An additional 4,000 live in the immediate area. The entire population of Routt county, of which Steamboat Springs is the county seat, is 12,500. The recreation industry draws an additional 4,000-5,000 workers during the winter and summer work seasons. Steamboat Spring's population on Christmas Eve is estimated at 15,000-17,000 including guests.
The ski hill, located a few miles east of Steamboat Springs' downtown area has 62 runs covering 684 acres of land, with 16 lifts and an enclosed gondola. Steamboat Springs has the geographic advantage of being situated in one of the largest valleys of any of the major ski areas in Colorado. The location of the base of the ski runs permits development in a 300 degree arc around the base of the lifts, avoiding the more common linear development found in tighter mountain valleys, like Aspen


and Vail. The ski area is planned to expand and improve through 1985 to realize a maximum design capacity of one million skiers per season.
Steamboat Springs' goals have been to develop into a major family-orientated year-round resort. The city is planning a coordinated green belt/park system with bicycle/pedestrian paths and new developments must contribute to this system. Golf courses, tennis facilities, fishing, rafting, hiking, and sailing are all part of the effort to expand the recreational facilities of the summer season.
The Steamboat Springs-Mt, Werner Ski recreation area, located from the actual town of Steamboat Springs, has recently experienced a very rapid growth and expansion. The hill has formed a satellite community in itself, complete with lodging, retail shops and restaurants, condominiums, townhouses, and single family residences. Because there are few geographic limits to this expansion, it has continued to spread, with the gondola building at the foot of Mt, Werner roughly at its center


SITE


* STEAMBOAT SPRINGS
Denver
Grand Junction
Pueblo


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LU CC
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regional
plan
t
downtown
Steamboat
Springs
ski
area
1 EagleRidge development site
2 Gondola Building
3 Ski Time Square
4 Village Center
5 Golf Course
6 U.S. Highway l+O
7 Central Business District
8 Howelson Hill Area


SITE
general
The site is part of a large development originally sponsored as an architectural competition in 1980, named EagleRidge.
The following is a brief description of the overall development site:
BOUNDARIES
Eagle Ridge is a 30.6 acre tract of land situated in the Yampa River Valley, This extraordinary parcel of land is located one thousand feet from the ski lifts at the base of Mt, Werner, Its interior is dominated by Burgess Creek and a ridge which rises 110 feet to a plateau. From the ridge there is a 320 degree view of the beautiful Yampa River Valley and the surrounding mountains.
Land use is a function of topography. Three distinct geographical areas define 9 separate development sites. The subdivision of the land was an early decision of the Sponsor, Each of the lots represents a self-sufficient parcel for developments, Each site has the flexibility of being planned, engineered, financed and constructed independently of one another. However, all 9 Parcels make a singular statement, EagleRidge,
The three geographical areas are identified as the Upper Knoll, which includes Parcels 6,7, and 8; the Meadow Ridge, which includes Parcels ^,5 and 9; and West Ridge, which includes Parcels 1,2 and 3* Even though each Parcel is free-standing and self-sustaining with regard to services, parking and amenities, when combined, they result in a total community.


The Upper Knoll is the highest elevation in EagleRidge.
It is planned for retail shopping, office space and a hotel/ lodge. The hotel/lodge with condominiums should be a low-rise building. The complex should have recreational amenities and full convention facilities. All parking should be underground, and the entire complex should be linked to the base of the ski mountain by a pedestrian pathway system. Parcels 7 and 8, which will have condominiums above, should be considered a complement to the hotel/lodge shopping and entertainment facilities.
Meadow Ridge is a geographic area which has an incline beginning from the perimeter of the Upper Knoll and ending in the meadow area. The ridge and meadow are joined by the Burgess Creek common area. Parcels 4 and 5 are zoned for ridgeside resort condominiums. These units will have a commanding view of the Yampa River Valley, Walton Creek Meadow and the ski slope Parcel 9, located in the meadow area, also calls for residential condominiums enjoying a full view of the major development of Burgess Creek,
The final geographic site is West Ridge. It is situated on a hillside which has an unparalleled view of the Yampa River Valley, the Flattops at the end of the valley, Emerald Mountain, Mt. Werner and the Sleeping Giant, This is the location for the luxury, permanent residences of EagleRidge. West Ridge is elevated above scenic meadowlands on the south and west. Parking should be underground and with a central amenity package


exclusively for the owners and guest
CIRCULATION
Based upon the above realizations, the road plan for EagleRidge took several essential factors into consideration.
One primary concern was to ensure the perpetuation, improvement and maintenance of the natural beauty of EagleRidge. A well-planned system of pedestrian, bicycle and jogging pathways must be developed that links all phases of the site together. These pathways will provide an important link in the bicycle and pedestrian network designed by the Department of Community Development. The road has been designed to meet the requirements of the Land Subdivision Ordinance and has been approved by the Planning and Zoning Commission and the City Council,
EagleRidge*s location minimizes the need for automobiles. Underground parking should be provided wherever possible to separate pedestrian and vehicular circulation, to create a pedestrian environment, lessen pavement impact and minimize snow removal problems.
The internal roadway systems, service utility infrastructure and parcel boundary lines have been established and approved by the City Council, The independence of each lot allows the maximum flexibility relative to financing and construction phasing. Roadways, utilities and common area improvements v/ill be completed prior to the start of building construction.
EagleRidge Drive, the internal roadway system, allows


accessibility to all 9 Parcels. At the completion of the land-site development, each Parcel will be independently available for construction. EagleRidge is, however, to be designed as a complete environment.
UTILITIES
Each of the development Parcels will have service utilitie underground at the property line. Water, sewer, electric, tele phone, gas lines and fire hydrants will be located along all roadway.


greenspace
A unique feature of the site is Burgess Creek, a mountain stream which flows diagonally through a major portion of the land. The Creek received its name from an original homesteader of the 1875 Steamboat townsite. Prompted by environmental concern, the Sponsor plans to expand upon the natural setting, Burgess Creek will include major ponding, intensification of the natural vegetation, extensive berming and landscaping,
A dialogue was initiated with the U.S. Army corps of Eng-gineers who have a common interest in Burgess Creek, As a courtesy they have agreed to provide technical advice for the implementation of the improvements: landscaping, berming, alignment of the creek and ponding. They intend to record the progress with photographs for use in their National Wetlands Education Program, This program is designed to show communities and land-owners the implications of dealing with the Clean Water Act, They hope to use the EagleRidge Project to demonstrate how development and concern for the environment can be harmonious.
The vegetation on the site includes native sagebrush, pasture grasses, creekside willows and scrub cover brushes. The growing season is approximately 30 to 45 days from May through June, For information on the types of plants that grow well on the site see the botanical list in the Appendix under the "Protective Covenants and Restrictions,"




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SITE
ski area
-Circle indicates 2000 ft. radius from Gondola Building,
EAGLERIDGE DEVELOPMENT SITE
Lte£. IS Vbt^ME SjCVS^T'.


SITE:
EagleRidge
Development


SITE


SITE
pedestrian/
vehicular
circulation
access
VEHICULAR
1. Primary
2. Secondary
3. Tertiary ^-Quaternary
PEDESTRIAN A. Primary


SITE
SKIER PARKING
BLOCK SEVEN //
BLOCK
EIGHT
-eOMMEACIAl 2 a HE 1 27 AOREJ
COMMERCIAL 20NI 1.87 ACRES-<^
BLOCK
FIVE
BLOCK SIX
a\. zcrvc:
:;;;>;ctacre8.'.;.
block
NINE
RVh zone 3-14 ACRES
Block
four




utilities


subsurface
conditions
Generally, the western one-fourth of the property consists of low swelling clays and some sands and gravels over relatively deep sandstone and siltstone bedrock. The southern one-fourth of the property consists of varying thicknesses of saturated sands and gravels over bedrock. The remainder of the property consists of relatively dry mixtures of clay, sands and gravels over sandstone and siltstone bedrock.
Spread footings can be used for all sites assuming they are founded on natural soils. However, because of the somewhat erratic nature of the soil, three different footing criteria are described. The different footing design criteria are fairly well defined in terms of aerial extent on the property. Therefore, the property has been divided into 3 zones to correlate with the required footing pressures.
Structures to be built in Zone 1 may be founded on conventional spread footings designed for a maximum soil bearing pressure of 2,500 psf.


CLIMATE /COMFORT


I
CLIMATE: high mountain zone summary
Mountain ranges of this region contrast with those of the Northern Rockies in that they have a marked north-south linear trend. In general, they are composed of broad elevated blocks of granite that have been -pushed out of the earth's crust and rise abruptly above the Great Plains to the east. The one exception is to be found in the San Juans which are an amorphous mass of volcanic peaks and flows.
The Southern Rockies are the last barrier for the cyclonic storms that move out of the Pacific Ocean in the winter months across North America. Much of the winter precipitation in this zone falls in the form of snow. This is due not only to the


season of the year but also the altitude; there are almost 350 peaks above 13,000 feet. Snow is one of the greatest resources of the region, but it is also a major hazard.
Heavy storms close roads and bury buildings. Heavy loads on roofs may cause them to collapse. Sunshine bouncing off clouds and off snowbanks at high altitudes reaches very high levels of intensity that may cause temporary blindness.
As is true of all high mountain areas, one will feel comfortable during the daylight hours while remaining in the sun.
But, as night comes or as clouds obscure the sun, the loss of radiant energy from your body quickly produces a chill. Actual air temperatures at these high elevations are relatively low; even in summer one needs a sweater to feel comfortable in the shade.
Individuals operating at these higher elevations do so under severe limitations. Reduced amounts of oxygen entering your bloodstream result in a slowing of mental and physical functions. Low humidities coupled with strong winds result in the loss of bodily moisture. Moderate exertion results in exhaustion. Flash floods in the summer and avalanches in winter pose a danger to those venturing into the region.


climate
The average monthly temperature in Steamboat Springs is 15 degrees F. in January and 62 degrees F. in July. The area is a relatively dry climate. The cumulative snowfall during a season is 169 inches in the town and 325 inches at the ski area. The snowfall season is from mid-November to late April.
Winds blow from the Southwest in the summer and from the Northwest during the winter. The yearly average percent of possible sunshine is 55%.
Steamboat Springs, Colorado is located at L+0 27' latitude and 106 Zf8'A-5" longitude at an elevation of 6800 feet above sea level.


basic
climatic
data
AVG. MONTHLY TEMP(F) AVG. MIN. TEMP(F)
AVG. MAX. TEMPCF)
AVG. SOLAN RAD. (btu/f$ AVG.^POSSIBLE SUN MEAN RELATIVE HUMIDITY AVG.
AVG.
HEATING COOLING DEGREE DAYS(65) NEUTRALITY TEMP (F)
J F M A
15 19 26 38
2 5 12 24
29 35 41 53
782 1156 1561 1890
50 50 50 50
70 70 60 50
0 0 0 0
44 46 50 59
M J J A s
48 56 62 68 52
31 35 41 40 32
65 75 83 80 72
2037 2332 2214 1863 1756
50 60 60 60 70
50 50 60 60 60
1.84 1.51 1.55 1.83 1.86
2.5 0 0 0 .9
521 306 116 159 384
0 0 11 7 0
61 65 69 72 63
o N D Y
42 29 18 39
24 14 4 22
61 43 31 56
1332 863 679 1539
60 50 50 55
60 70 70 61
1.72 1.79 4.41 1.81
3.4 21.4 31.9 160.4
691 1086 1451 9523
0 0 0 18
59
MONTH PRECIP.(in. MONTH SNOW(in.) DEGREE DAYS(65)1
)2
.79 2.16 1.96 2.31 36.9 28.4 21.2 14.5 553 1277 1190 789
52
52


neutrality
temperatures
Tn=11.9+.534(9)
(e)= mean monthly outdoor temp.
A: Free-running buildings
B: Other buildings
A accurate to 1 C B accurate to 1,5C
Monthly mean outdoor temperature C
Ref: Humpreys, M.A.(1976) "Comfortable indoor temperatures
related to the outdoor air temperatures" Building Research Establishment, Current Papers: Watford.


sunchart
altitude angles




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' :

BUILDING: program





general
design
requirements
BUILDING CODE:
All buildings must meet the 1979 Uniform Building Code, as v/ell as the Steamboat Springs Zoning Ordinance Subdivision Ordinance and the Colorado Energy Code.
FIRE PROTECTION:
The City has a highly rated Volunteer Fire Department. Equipment is modern and includes a five story snorkel truck. Fire lanes are required if all portions of buildings cannot be covered with 150' of hose from a public right-of-way. Fire lanes must be twenty (20) feet wide and connected to public rights-of-way at both ends or provide a 70' diameter turnaround area if over 100' long.
AMENITIES:
Each site should examine the need for resident recreation on the site. Each site amenity complex should relate to the common area and pedestrian/bicycle pathway system if feasible.
MATERIALS:
Criteria for selection of materials should include low maintenance and high durability in cold weather, and life cycle costs.
COLD WEATHER CONSTRUCTION:
It should also be planned that any snow or ice dumping from the roofs would occur away from the circulation areas. Cold weather


construction techniques should be employed to ensure that melting snow on the roofs cannot form ice. Another consideration should be to allow for snow removal equipment to store the snow in non-circulation areas. A -J-to-one ratio of grass area to parking lot should be allowed for snow storage.
COMMERCIAL DELIVERIES AND SERVICE:
All commercial delivery and service areas should be situated so as not to interfere with residential traffic. Grades for service drives should not exceed l\% maximum. Because of the remote location of the town, commercial deliveries will frequently come in semi-trailer trucks. Adequate maneuvering space should be planned for these vehicles.
REFUSE COLLECTION:
A contract dumpster service will pick up refuse. Dumpster sites should be landscaped and concealed from public view.


specific
design
requirements
Utilization of the main portion of the Upper Knoll (Parcel 6) is to provide hotel accommodations, recreational facilities, and convention facilities. The primary intent is to provide complete hotel services for seasonal visitors by offering rooms for nightly guest accommodations. The hotel facilities are to be supplemented with convention and banquet facilities to encourage its use year-round. A large variety of shopping spaces should be provided for typical resort hotel amenities such as local arts and crafts, retail sales of sporting equip ment and special clothing. Another feature of this accommoda tion should be to provide a Recreation Area designed specifically to respond to a vatiety of age groups while providing indoor and outdoor activity areas and complete health club facilities. This area should include tennis courts and swimming pools.


hotel
The original Specific Design Requirements of the EagleRidge program explains that the utilization of the site "...is to provide hotel accomodations, recreational facilities, convention facilities and condominium units. The primary intent is to provide complete hotel services for seasonal visitors by offering 62 rooms for nightly guest accomodations. The hotel facilities are to be supplemented with convention and banquet facilities to encourage its use year-round.... One hundred thirty-eight(138) condominium units averaging 1000 ft^ should be provided and integrated with all other hotel facilities..."
Upon suggestion of prethesis advisors, the condominium units were omitted from the program to make the scale of the project more managable. In order to comDensate somewhat for this this large portion removed, the original number of hotel rooms-62-was increased to 100 and recreational facilities adjusted somewhat as well. The original Drogram gave no specific area requirements for program elements, only calling out for 300 ft^ hotel rooms, 51900 ft services" so some balancing was necessary to compensate for the omitted condos.
The hotel component of the EagleRidge Hotel complex has been further subdivided into three areas: Public Space, Service, and Guest Rooms. Each of these will be examined individually in greater detail.


Motels can be described as having two main types of patronage: transient and terminal. The transient guest is one who is usually using the hotel only for one night and/or only for lodging; he is most concerned with quick, efficient service and access.
The terminal guest is one who (at least temporarily) has reached his destination. The motel is his vacation place, and must have very pleasing surroundings, offering recreational and entertainment facilities. It is this type of guest- terminal -that this hotel is primarily designed for. Few people will be using it only for a place to rest for the night; Steamboat Springs is not in itself a major business center nor is it located on a thoroughfare that would be carrying transient guests. While it is true that not all who are guests will be coming only for the recreational surroundings offered (convention facilities and business meeting spaces are provided) those business meetings that are made there will be because of the pleasant environment offered, not convenience of location.
Most people coming to this hotel will view it as their destination. They will have flown and/or driven a considerable distance for the.recreational and aesthetic benefits of Steamboat and the surrounding area. Their concern will be for a quality environment that v/ill enhance their vacation stay. This environment should make convenient all facilities the guests may be interested in, providing a balance and variety of experiences that


can cater to the needs and desires of a vriety of people.
The hotel should also have the flexibility bo function well in both the summer and winter; though the bulk of the patronage will be during the ski season, there is a strong emphasis in the Steamboat area to expand the summer recreational opportunities as well.
This hotel, then, differs from the average hotel in at least two important ways: First, it does not depend on the transient businessman for the bulk of its patronage (most non-resort hotels do, for about 80% of their business). This resort hotel has a different clientele, with different attitudes and needs. It seems this is an important distinction to be acknowledged early in programming-many assumptions about what a hotel ought to be must be reexamined.
Second, unlike many hotels, this one will recieve its heaviest business during the winter instead of summer. This fact can have serious impact in initial programming as well: winter becomes a major form-generating element to be considered, rather than a simple inconvenience to be tolerated for a few months. Most people are coming to this hotel from considerably warmer cliraates and are used to certain conveniences that a long, cold winter season does not automatically offer. The building must be designed with this firmly in mind; a very hostile environment places even more importance on thoughtfully designed interior/exterior, climate -tempered spaces for use and enjoyment year round.


recreation/
health
club
The Specific Design Requirements in the original EagleRidge program indicate that a Recreation Area should be included in the Hotel development: "...provide a Recreation Area designed specifically to respond to a variety of age groups while providing indoor and outdoor activity areas and complete health club facilities. This area should include tennis courts and swimming pools."
Although the recreation/health club is primarily intended for use by hotel patrons, such a club could surely draw members from the surrounding permanent and resort housing of the EagleRidge Development, as well as the resort community. With this in mind, the recreation center should be located in an area that can contribute to and benefit from people visiting other hotel amenities, such as the retail and food/beverage sections.
Its primary relationship to the hotel dictates that it be attached to the main structure, allowing easy accessibility from all areas of the hotel; however, the recreation center could, if need be, function independently of the rest of the hotel complex.


food/
beverage
The original Specific Design Requirements in the EagleRidge program do not specifically call out a restaurant, coffee shop or bar/cocktail lounge facilities. What is specified, however, is that the hotel "...provide complete hotel services for seasonal visitors..." and that "The hotel facilities are to be supplemented with convention and banquet facilities to encourage its use year-round." This in itself seems to imply food/beverage services; considering the hotel in its context, surrounded by new and existing dense housing, it seems that eating/drinking facilities would be appropriate and in demand.
Presently, most bars and restaurants are located in the Ski Time Square area, on the opposite side of the Gondola Complex from EagleRidge. These facilities, though within walking distance of the Hotel, may be inconvenient for those guests who do not wish to brave the elements for dinner or a drink.
EagleRidge Hotel is a natural focal point and gathering area for the resisdents of EagleRidge Develonment and the surrounding area. The Hotel should provide eating and drinking facilities to encourage and support the attraction of people to its other facilities, such as the recreation center and retail shops.
Briefly, the food/drink facilities of the hotel may consist of four major components: the Restaurant, the Cafe, the Bar, and the Kitchen. Each of these will be examined in greater detail.


retail
The Specific Design Requirements in the original EagleRidge program indicates that retail shopping spaces should be included in the Hotel/Lodge development: "...A large variety of shopping spaces should be provided for typical resort hotel amenities such as local arts and crfts, retail sales of sporting equipment and special clothing."
These retail spaces should be centrally located to provide maximum accessibility to hotel guests. At the same time, they should also be able to attract business from the resort community outside the hotel. These shops should be designed with efficiency and flexibility in mind; shops will move, expand, contract, rearrange- and the spaces and services provided should allow this kind of flexibility.
Possible retail shops may include:a ski rental and accessories shop, a general all-season sports clothing/equipment store(which oculd be part of, or relate directly to the recreation area), a souvenier/gift shop, and a convenience store.


Successful retail shops enhance a shopper's experience providing visual stimulation and attraction, then merchandising and selling quickly and easily with a minimum of inconvenience. Basically, a retail shop has two parts: the exterior, which identifies the shop and attracts the customer, and the interior, where the promise of the exterior display is delivered; the sale is consummated.
The retail shops must first attract customers by their signage and displays, then induce entrance by the customer by providing a welcoming, non-intimidating entry. Once inside, the shop spaces need to be clearly and logically arranged so that the customer feels comfortable with the circulation and orientation. Monotony in display planning must be avoided; interior displays need to be broken up by visual relief areas as well as customer convenience areas. The flow patterns of customers must be carefully considered with checkout areas that will maximize service and convenience and minimize store personell needs.
Since the retail shops of EagleRidge Hotel primarily service the hotel guests, an interior access is necessary, from the hotel public space. This can create a type of 'enclosed mall' atmosphere, along with the advantages such malls offer. The the facades of the shops can incorporate a very open approach to the interior public space. Rather than the conventional shop display window and entry door, it's possible to open the entire shop, creating a more inviting space to attract customers.


parking
In the original EagleRidge program, under Site Description, subtitled 'circulation', it is stated "EagleRidge's location minimizes the need for automobiles. Underground parking should be provided wherever possible to seperate pedestrian and vehicular circulation, to create a pedestrian environment, lessen pavement impact, and minimize snow removal problems." It is also stated in the program that narking for the Hotel must be underground.
Furthermore, in the Specific Design Requirements, it is stated "Access to Parcel Six (hotel) must be off EagleRidge Drive, eliminating any possible connections to the adjacent Mt Werner Circle.
Also, under General Design Requirements, "Another consideration should be to allow for snow removal equipment to store the snow in non-circulation areas. A %-to-one ratio of grass area to parking lot should be allowed for snow storage." Regarding commecial deliveries and services: "All delivery and service areas should be situated so as not to interfere with residential traffic. Grades for service drives should not exceed 470 maximum.
Becaudse of the remote location of the town, commercial deliveries will frequently come in semi-trailer trucks. Adequate maneuvering space should be planned for these vehicles."
Under 'Parking Requirements'(Steamboat Zoning Ordinances): "Underground parking spaces shall be a mimimum of 9' in width and 20' in length."


In addition to these regulations,there are guidelines found in the 'Protective Restrictions, Covenants, Limitations, Easements and Approvals' for the EagleRidge Subdivision, under section'C. Streetscape': "8. Paved areas such as parking lots, driveways, sidewalks, should should be well-integrated into the the site, relate to existing and proposed structures and landscape to reduce visual impact. 9. Small paved areas are preferred to large single paved lots. 10. Paving materials for nathways, sidewalks, driveways and parking areas should be varied, textured, colored or patterned to add visual interest, especially where visible from multistoried units or hilltops. 11. Separate vehicular and pedestrian systems should be provided. 12. Common driveways which nrovide vehicular access to more than one site are encouraged and off-street parking facilities should be located to the rear of the site, with street frontages devoted to building architecture and landscaping. 14. No parking shall be allowed on the arterial and collector streets... 15. In structures containing more than six units, provisions for bicycle parking shall be made immediately adjacent to, or inside the building."


1
program
i
I
PUBLIC SPACE
Entry/lobby 1600
Registration/offices 350
Public toilets 400
Ski lockers 650
Atrium/circulation 5000
SUBRENTAL SPACE
Retail 4- storage 800*
Retail + storage 1000*
Retail + storage 1300*
Retail + storage 1700*
FOOD/BEVERAGE
Kitchen 1500
Restaurant dining 2000*
Cafe 1000*
Bar 2400*
Conference/dining 1000*
Banquet 1500*
storage 200
foyer 200
GUEST ROOMS
100 rooms p 300 ft2 30000*
circulation/service (407.) 12000
SERVICE
Loading dock/receiving 200
Garbage 100
Employee locker/lounge 1200
Housekeeping 150
storage 200
linen 350
laundry 400


Maintenance 200
shop 200
storage 200
Furniture storage 250
General storage 250
Mechanical,boiler 600
Water 150
Compresser 200
Ventilation 400
Grounds equipment 400
Circulation 3000
^PRODUCTIVE AREA TOTAL 47200*
NONPRODUCTIVE AREA TOTAL 30500
TOTAL 73200
RECREATION CENTER
Lounge 1000
Office 150
Multipurpose 3400
Pool 5000
Handball (4) 3200
Lockers/showers 4500
Storage 400
Janitor 80
Outdoor equipment 400
Circulation <3 207, 5000
TOTAL 30000
PARKING
Hotel (1 per unit) 100
Retail (1 per 300 ft^) 16
Food/beverage (1 per 200 ft^) 27
TOTAL (parking spaces)
143


BUILDING: codes/zoning


APPLICABLE SECTIONS OF THE STEAMBOAT SPRINGS ZONING ORDINANCE
TITLE 17
CHAPTER 17.52 CCOMERCIAL DISTRICT
SECTIONS:
17.32.010 17.32.020 17.32.030 17.32.040 17.32.050 17.32.060 17.32.070 17.32.080 17.32.090
Purpose.
Uses by right. Conditional uses Floor area.
Lot area.
Setback required Building height Residential Density. Regulation,
17.32,010 Purpose. The purpose of the C district is to provide an area for high intensity commercial activity anticipating heavy pedestrian and automobile traffic, (Ord. 480 SlZf(A), 1975).
17.32,020 Uses by right. Uses permitted by right in a C district shall be as follows:
A. Police stations;
B. Underground utility lines;
C. Parks;


D. Domestic animals;
E. Accessory uses (not involving open storage).
(Ord. if80 SlZf(B), 1975).
17.52,050 Conditional uses. Conditional uses in a C district shall be as follows:
A. Businesses of a retail or service nature, unless specifically listed elsewhere in this chapter, excluding mobile home sales, bus garages, and businesses with outdoor storage;
B. Wholesaling of products, provided storage space does not exceed one thousand five hundred square feet of floor area;
C. Fabication or assembling incidental to retail sales;
D. Personal service outlets;
E. Governmental offices;
F. Clubs (nonprofit);
G. Community centers;
H. Recreational uses;
I. Residential uses;
J. Electric substations and gas regulator stations;
K. Water reservoirs, water storage tanks, water pumping stations and sewer lift stations;
L. Overhead utility lines5
M. Churches;
N. Schools;


O. Fire Stations;
P. Excavation or road construction;
Q. m Hotels, motels and lodges:
R. Automotive filling stations;
S. Automotive service stations;
T. Vehicle sales;
U. Parking lots;
V. Enterprises or businesses of the same nature or class as those listed in this district which in the opinion of the council, as evidenced by a resolution of record, are not more obnoxious or detrimental to the welfare of the area than those listed, (Ord, ^80 Sl/f(C), 1975).
17.52.050 Lot area. Minimum lot area shall be as follows
A, Uses by right, no minimum requirements;
B, Automotive filling stations, ten thousand square
feet;
C, Automotive service stations, thirteen thousand sqare feet plus an additional two thousand square feet for each service bay over two;
D, Other conditional uses, no minimum requirements unless otherwise specified by the council, (Ord, ^80 Sl^-(D) (2), 1975).
17.52,060 Setback. There are no minimum requirements for setback from property lines. (Ord. Zf80 SlZf(D) (3), 1975).


17.52.070 Building height. Maximum building height shall be three stories, except that a height of eight stories may be authorized as provided in Sections 17.Z+Zf.010 through 17.ZfZf.030 of this title. (Ord. Zf80 SIZf (D) (Zf), 1975).
Chapter 17.44
SETBACK. BUILDING HEIGHT. OFF-STREET PARKING AND LOADING REQUIREMENTS
Sections:
l7.ZfZf.010
17.ZfZf.020
17.4Z+.030
17.ZfZf.0Zf0
l7.ZfZf.050
i7.ZfZf.06O
i7.ZfZf.070
l7.ZfZf.080
l7.ZfZf.090
17.ZfZf.l00
17. ZfZf.no
RegulationsGenerally.
Lot area.
Setback requirements.
Building heightSpecified,
Building heightPermitInformation required Building heightPermitConditions for granting.
Building heightGuidelines for additional setback.
Building heightPermitFee.
Off-street parking and loadingSpace required,
Off-Street parkingNumber of spaces required Off-Street parkingLot design.


17.Mf.120
17.44.130
17.44.140
17,44.150
Off-Street loading,
Off-Street parkingSpecial provisions for industrial use area,
Off-Street parkingPlanning commission power to establish additional requirements, Off-Street parkingCoordinate with public lot
17.44.010 RegulationsGenerally. The following regulations shall apply to all zone districts in this title.
(Ord. 48O S18(B) (part), 1975).
17.44.020 Lot area. A, Except in a PUD zone district or as otherwise specified in this chapter or Chapter 17.42, lot area shall include the total area within the lot boundaries, but no portion of adjacent streets and alleys.
B, Portions of flag lots which are provided primarily for access to a street shall not be included as lot area within the zone district regulations. (Ord, 48O S18 (B) (1), 1975).
17.44.050 Setback requirements. Setback requirements shall be as follows:
A. Terraces, uncovered porches, platforms and ornamental features which do not extend more than three feet above the floor level of the ground story may project into a required setback provided these projections be at least two feet from the property line and no closer than ten feet


from any street right-of-way,
B, On corner lots no building, structure, vegetation or fence shall exceed three feet in height within a triangular area measured by two lines along the lot boundary thirty feet each direction from the corner nearest the street points of the aforementioned lines,
C, A two-family residential building or a multi-family residential building shall be considered as one building occupying one lot,
D, Open lattice enclosed fire escapes, fireproof outside stairways, balconies opening upon fire towers, and the ordinary projections of chimneys and flues into a setback may be permitted by the building inspector for a distance of not more than four feet where the same are placed so as not to obstruct light, ventilation and snow storage, (Ord. Zf80 S18 (B) (2), 1975).
17.kk.OkO Building heightSpecified. No building shall exceed three stories unless approved by the council, after recommendation of the planning commission, under the procedure provided for a zoning amendment as set forth in Chapter 17.50, In no case shall buildings in the following zone districts exceed the maximum height indicated:
Zone District Maximum Height
AR
RE
two stories Three stories


RL three stories
RM three stories
RH three stories
RML four stories
RMM five stories
RMH six stories
MH two stories
CT four stories
C1I six stories
C eight stories
IL three stories
IG three stories
(Ord. 480 S18 (B) (3) (a), 1975).
17.44.060 Building heightPermitConditions for granting. The building height permit shall be granted only if the council finds no significant adverse impacts on the public health, safety and welfare after consideration of the following criteria:
A. The shadow effect of the proposed building;
B. Obstruction of natural views caused by the proposed building;
C. The effect of snow discharge from the roof or other surface of the proposed building;
D. The advantages of additional height (for example, increased open space) for the submitted site plan;


E, The stability of the supporting soils and geological characterisitics affecting and affectied by the proposed build-
F, The nature of surrounding zoning districts;
G. Safety considerations relating to air traffic;
II. The comprehensive plan for the city;
I, Additional setback from property lines greater than the minimum required by ordinance, minimizing the effects of the foregoing considerations. (Ord. Zf80 S18 (B) (3) (c), 1975).
17.AA.07Q Building heightGuidelines for additional setback. Additional setback from property lines may be required by the council as a condition of approving a building height permit. The following guidelines may be considered:
ing;
Zone District
Additional Setback for Each Story over Three______________
HML
RMM
RMH
CT
CII
C
ten feet ten feet ten feet ten feet.
fifteen feet twelve feet
(Ord. z+80 S18 (B) (3) (d), 1975).


17.44.090 Off street parking and loadingSpace required, No building shall be erected, enlarged or changed in use unless there is provided on the lot space for parking and space for loading and unloading of automobiles or trucks in accordance with the minimum requirements of Sections 17.44100 through 17.44.150 (Ord. 48O S18 (C)(part),
1975).
17.44.100 Off-street parkingNumber of spaces re-
quired. Each use shall provide at least the number of parking spaces shown below unless specifically excepted elsewhere in this title:
Use
Zone
District
Minimum
Parking Requirements 1 space per 300 square feet of gross leaseable area.
5. Commercial and CT,IL,IG industrial uses, C,CH,PUD
7. Hotels, motels C,CH,PUD and lodges
1 space per unit
11. Eating and drinking All establishments
(a)l space per 100 sq. ft. of gross leaseable area for free-standing establishments (i.e.one which is separated by design and open space from other commercial uses and for which there is a separate


conditional use permit),and (b) 1 space per 200 sq.ft, of gross leaseable area for all other establishments.
B. For purposes of this section, a "residential resort" status may be determined by the City Council based upon its analysis of the following criteria:
1. The distance from the structure to the ski base area shall be no more than 2,000 feet. This measurement shall be taken from the lower gondola terminal at the ski area. Only those buildings which are completely or partially within this distance may be considered for "residential resort",
2. Pedestrian access in the form of improved paths must be incorporated onto the development site plan and should compliment or connect with the Citys trails system plan. Topographical limitations of the development site must not restrict the feasibility and practicality of these pedestrian connections.
3. Building design features including the amount of storage designed for the units, orientation of building access and actual line of sight to the ski base area, pedestrian connections, and pedestrians signage will be considered,
if, A residential resort development must have a minimum of five dwelling units and be located in a RML, RMM, RMH, or PUD zone district.


Required parking for residential resort units shall be between 1 space and 2 spaces per dwelling unit as determined by the City Council based upon the criteria described above. In all cases, it is desirable to have the development designed with the flexibility to add enough parking to provide up to 2 spaces per unit if there is a demonstrated need for such parking.
17.44.110 Off street parkingLot design. A parking space shall be an off-street, hard surfaced space designed and intended to be occupied by a parked automobile which space is a minimum of nine feet in width and twenty feet in length exclusive of maneuvering, snow storage and roadway space. Underground parking spaces shall be a minimum of nine feet in width and twenty feet exclusive of maneuvering and roadway space.
In addition, space shall be provided for safe access and maneuvering of vehicles. Maneuvering aisles should be constructed consistent with the following guidelines:
Parking Snace Arrangement Width of
Perpendicular (90 ) parking, both sides 22 feet
Angled (60 ) parking, both sides 17 feet
Angled (45 ) parking, both sides 15 feet
Perpendicular parking on one side, angled (60 ) on other 18 feet


other
17 feet
Perpendicular parking on
one side, angled (45 ) on
Perpendicular parking on one side, parallel parking on other
Angled (60 ) parking on one side, angled (45 ) on other
Angled (60 ) parking on one side, parallel parking on other
Angled (45 ) parking on one side, parallel parking on other
Perpendicular parking, one side only
Angled (60 ) parking, one side only
Angled (45 ) parking, one side only
Parallel parking, one side only
(Ord. 480 SI8 (C)(2), 1975).
18 feet
17 feet 15 feet
13 feet
18 feet 15 feet 12 feet 10 feet.
17,44,120 Off-street loading. A, Off street loading space shall be provided for each building in the CT, CH, C,


IL and IG districts and for commercial and industrial buildings in the PUD district,
B, Minimum loading space shall be one space for each structure exceeding five thousand square feet of gross leasable area, plus one additional space for each additional twenty thousand square feet of gross Leasable area, (Ord, 480 S18 (C)(3), 1975).
17,44,150 Off-street parkingCoordinate with public lots. A, In cases where a public parking lot exists, all commercial or industrial lots within six hundred feet of walking distance of said parking lot shall be credited with a percentage of the spaces available in said lot for the purpose of the requirements of Section 17.^-4.100 through 17,44,150, Said percentage shall be determined by calculating the percentage of off-street parking requirements of each use within six hundred feet walking distance of the parking lot, in comparison with the total off-street parking requirements within such area. Such parking shall be apportioned by the planning commission and no credit for such parking shall be obtained until official apportionment,
B, In lieu of the public parking lot credit described in this section, any commercial or industrial area, whether organized as a district or otherwise, may submit a plan for public parking within the area providing for sufficient spaces to satisfy the total off-street parking requirement of the businesses located in the area. Such plan must Anticipate the future development of vacant lots, (ord,
480 S18 (C) (6), 1975).


APPLICABLE SECTIONS OF THE STEAMBOAT SPRINGS SUBDIVISION ORDINANCE
TITLE 16
16.20.010 General policy. A. Development shall be designed to encourage optimum use of the land.
B. Development under a planned unit development concept shall be encouraged.
C. Development shall be coordinated with land use in the immediate area to ensure compatibility to the maximum extent possible.
D. Special consideration and study shall be given to development on lands with slope greater than thirty percent. Particular attention must be paid to geologic and soil conditions, road grades, cut and fill slopes and revegetation. Special precautions, such as cribbing, retaining walls, etc., should be considered where needed.
E. Because of inherent conflicts between agricultural uses and urban development, development adjacent to active agricultural lands shall be carefully coordinated to ensure minimal impact upon those lands. A plan shall be required which will ensure an enforceable obligation of the proposed subdivision to contribute fifty percent of the expense of maintaining common fences for as long as the adjacent land remains in agricultural use. The subdivider shall protect the rights of access and freedom from interference by the users of irrigation waters.


F. Development shall be designed to minimize adverse effects on any historical, recreational or aesthetic values.
G. Subdivisions shall be landscaped to create a pleasing visual effect and to minimize high-wind conditions, snow drifting and soil erosion. Vegetation shall be restored on all exposed land surfaces.
H. Construction shall be guided to minimize obstruction of view from adjacent properties, highways and other public areas.
I. Development shall be encouraged which meets an existing demand in the immediate area,
J. The planning commission shall encourage such design as will best promote the purposes and intent of this title. (Ord. 432 S3.2(A), 1974).
16.20,020 Site requirements. A. Areas proposed for building sites shall be capable of being built upon with adequate size, frontage and proper setbacks.
C, Commercial and industrial sites shall be provided with adequate space for off-street parking and such parking area shall have safe vehicular access to the public streets. Commercial and industrial driveways shall not exceed seven percent in grade with not less than sixty degree intersecting angle. Service access shall be provided to commercial and industrial uses,
D, Lots with unusual configurations may be discouraged unless valid planning considerations dictate otherwise.


E. Subdividers shall be encouraged to avoid substantioal tree cutting.
F. Sites shall be graded for surface drainage, and drainage easements shall be deicated in areas of natural drainage
to prohibit structures thereon.
G. Adequate space for snow storage shall be provided.
For planning purposes, one square foot of snow for storage space is generally necessary for each two square feet of area to be cleared. The ratio may be sonewhat greater or lesser depending on individual circumstances. The planning commission shall encourage snow storage space to be provided on the subdivision site, but removal of snow may be allowed if planning considerations so dictate.
I. Excavations and fills shall be designed in a manner compatible with adjacent properties,
J. Off-street parking spaces located directly adjacent to a public right-of-way, and with no private driveway or maneuvering space shall be avoided, (Ord. ^32 S3.2(B), 197k)
16.20.030 Street requirements. A. Streets shall conform to the road and street plan adopted by law.
B, Streets, public or private, shall be constructed by the subdivider to conform with the specifications of Steamboat Springs.
C. Streets shall be designed to avoid undue traffic congestion and hazards.


D. Streets shall be coordinated with transportation systems on adjacent land.
E. Streets terminating temporarily at a property boundary but planned for later extension shall be platted as a cul-de-sac. However, the plat may provide for vacation
of the turnaround area at such time as the street is subsequently extended. Certain sites may require a T-shaped or Y-shaped terminus. Where provided, the wings of such "T" or "Y" shall be at least twenty feet deep, measured from the street boundary, and at least twelve feet wide,exclusive of parking space,
F. Developers shall provide nonmotorized routes in conformity with the city's overall plan for such routes.
G. Through traffic shall be discouraged on local streets.
H. Points of access will be limited on arterial streets.
I. Block lengths shall not be less than four hundred feet nor more than one thousand six hundred feet unless valid planning considerations dictate otherwise.
J. Development will be set back sufficiently from railroads, airports and highways to ensure adequate safety of the residents or users. Subdividers shall erect fences, where appropriate, adequate to discourage children from wandering onto adjacent railways, airports and highways.
K. Vehicular access across railroad tracks shall be carefully limited, (Ord, S3.2(C), 197^f).


16.20.060 Environmental protection procedures. A, Subdividers shall make every effort to preserve existing waterways, primary tree cover, rock formations and other natural vistas.
B, Every precaution shall be taken to eliminate untreated discharges of critical pollutants into existing waterwaysor surface runoff.
C, Development shall be designed, to the extent feasible, to place residences in the vicinity of jobs, commercial amenities and recreational facilities in order to reduce the need for long driving distances. Collector and arterial streets shall be designed for the shortest feasible access between points and shall avoid unnecessary winding. Walking communities and nonmotorized transportation routes shall be encour aged in order to reduce the polluting effects of motorized transportation.
D. Landscape plans shall consist of indigenous vegetation, or such other vegetation as may be recommended by the State Forest Service in order to avoid the introduction of new plant diseases or insects into the local area.
E. Development shall be discouraged from interrupting indigenous ecological cycles. (Ord. 432 S3.2(F), 1974).
16.20.080 Open space requirements. A. Each subdivision shall provide at least fifteen percent of its gross land area as passive open space.


APPLICABLE SECTIONS OF THE PROTECTIVE RESTRICTIONS, COVENANTS, LIMITATIONS EASEMENTS AND APPROVALS
A part of the plat for the EagleRidge Subdivision Steamboat Springs Routt County, Colorado as a
Deed Restriction on the sale of Blocks in the Subdivision
January, 1981


PURPOSE AND INTENT
A. Intent
The intent of these Guidelines is to guide the orderly development of the EagleRidge Subdivision to achiebe compatibility of architectural and landscape design on each of the subdivision blocks. It is also the intent of these Guidelines that a broad design philosophy acceptable to the City, the future residents of EagleRidge, and surrounding property owners will emerge.
B, Purpose
The purpose of these Guidelines shall be to:
1. Provide direction and establish an efficient appropriate framework for landscape and architectural design, and encourage innovation and architectural creativity without unduly restricting design freedom.
2. Protect the rights and amenities of adjacent property owners such as; natural resources, views, solar rights, noise protection, and land values by assuring that development in EagleRidge is compatible with surrounding properties,
3. Provide a guide of rational design criteria to assist developers of EagleRidge blocks, the Town Council and Staff, and EagleRidge residents to understand the Design Review process and the intent of the Guidelines.
Encourage the better use of the resources in EagleRidge Subdivision to minimize unnecessary costs for housing de-


velopment and maintenance and to protect the natural resources of natural vegetation, hills, and drainageways.
5. Encourage the use of solar heating and other energy conservation measures in building construction and site design.
AUTHORIZATION AND RELATIONSHIP TO CITY REGULATIONS AND STANDARDS
A. Authorization
These Guidelines are authorized by the Steamboat Springs
Planning and Zoning Regulations, Chapter_____, Section_____,
of the subdivision ordinance and zoning resolution. They are specifically required by the approvals of the EagleRidge Subdivision by the Planning and Zoning Commission on September 25, 1980.
B, Relationship to Other City Regulations and Codes
These Guidelines shall be subordinate to and supportive of all city codes, regulations and laws governing the design and construction of residential and commercial building sites, subdivisions and buildings. Except that the criteria of these Guidelines may apply more strict standards and criteria for such design and construction if authorized by the City at site plan review or the building permit stage in order to carry out the intent of the Guidelines; and to protect the public interest, and public and private investment in the subdivision.


DESIGN CRITERIA
All site development, improvements, landscaping and buildings in EagleRidge at Steamboat shall be designed to be consistent with and implement the intent of the following criteria.
A. Architecture
1. Exterior colors and materials should blend with and compliment the natural setting and the neighborhood.
"false" or "decorative" facade treatments, wherein one or more unrelated material is placed on a building, should be avoided,
2. Natural materials and earth color should be used whenever possible.
3. Highly reflective surfaces and colors should not be used.
4. Structural shapes shall be coordinated with existing buildings at time of design and maintain an uncluttered community appearnace.
5. Roofs as a visually dominant feature in a hillside community should be constructed of a simple range of materials, by nonreflective and have simple shapes. Roofs which easily shed snow and prevent build-up such as metal roofs or cold roofs are encouraged.
6. Stacks, vents, antennae and other mechanical equipment should be organized to emerge together in grouped units, screened from view and located at the least noticeable side of the roof. Location of such equipment within the building or at ground level is preferable to roof mount-


ing unless so locating it would adversely affect the streetscape or pedestrian circulation or open space.
7. Structures should relate in size and scale to adjacent buildings and to the neighborhood in which they are located.
8. Accessory structures should be located in the immediate vicinity of the main structure, should be visually integrated with the main structure and bl3nd in with the natural terrain and vegetation of the site.
9. All building design should achieve a sense of human scale; windows, wall insets, balconies and window projections are examples of building elements which may help reduce the scale of large buildings.
10. Building entries should be protected from the elements and should afford a "sense of entry" for the structure,
11. Each phase of a "phased development" should attain a visual completeness: temporary construction barriers or walls should be painted and trimmed to compliment the permanent construction.
12. Exterior fire excape stairs and other appurtenances should be designed as integral parts of the building facade.
General Siting
1. Grading and vegetation removal should be minimized and allow for only the construction of the structure and paved areas such as driveways and paths. Should grading be required such work should blend into adjacent land


forms through the utilization of contour grading rather than cutting, filling, padding or terracing the site.
2, Grading or removal of vegetation which could contribute to erosional instability, prolonged soil exposure and interruption of adequate surface runoff will not be permitted.
3. Views should be preserved by limiting structure height, introduced vegetation should be located so as not to block views from uphill structures or views from streets and vista points,
L[. Construction on EagleRidge ridgelines should compliment the existing silhouette and enhance the ridgeline silhouette,
5. Buildings should be designed and sited so as to provide a strong functional relationship to the site. Required side and new yards should be utilized and should be integrated into the overall site spatial arrangement. Inaccessible yards and similar outdoor spaces which tend to encourage gathering of trash should be avoided.
6. All residential units are encouraged to have covered parking in the form of garages and carports.
7. Carports and garages shall be attached to or be an integral part of the living unit.
8. All multifamily units are encouraged to have parking enclosed within the structure necessary to meet the parking requirements of the occupants.


9
, All attached garages and carports shall match the archi-techural character of the living unit in style, scale, materials and colors,
Streetscape
Streetscape is the architectural and land design of paths,
streets and walkways and the areas that border on them,
1. Street tree planting shall follow the City of Steamboat Springs standards, but shall at least meet the following criteria:
2. Trees shall be selected from a list maintained by the City or from the list attached to these Guidelines as Appendix A,
3. Street trees should be a minimum 30 gallon size and of a sufficient size when planted to avoid damage. The trees shall be properly planted in terms of soil conditioning, and staking should be maintained for an adequate period of time to assure the healthy extablishment of the plant. Street trees should be of low maintenance and water demand and of consistent species, especially on the collector street; ornamental or flowering trees can be used as accent trees for dramatic effect at intersections or entrances,
5, Paths, lanes and entranceways to multifamily lots should use trees of varying types to provide alternative scale for streetscape and neighborhood differentiation,
6, Rights-of-way for access within lots should include


drainage swales or natural waterways when these are appropriate without creating standing water
7. Street trees on streets fronting multifamily lots shall be planted at the minimum ratio of two for each 75 feet of lot frontage, plus one tree for each living unit to be placed according to an overall landscaping plan.
8. Paved areas such as parking lots, driveways, sidewalks, should be well-integrated into the site, relate to existing and proposed structures and landscape to reduce visual impact.
9. Small paved parking lots are preferred to large single paved lots.
10. Paving materials for pathways, sidewalks, driveways and parking areas should be varied, textured, colored or patterned to add visual interest, especially where visible from multistoried units or from hilltops.
11. Separate vehicular and pedestrian circulation systems should be provided.
12. Common driveways which provide vehicular access to more than one site are encouraged and off-street parking facilities should be located to the rear of sites, with street frontages devoted to building architecture and landscaping,
13. Off-street parking areas should be designed and landscaped so as to minimize glare, reflection and the visual impact of large numbers of cars; and screened from, but


readily accessible to residential units. lJf. No parking shall be allowed on the arterial and collector streets shown on the final plat of EagleRidge Subdivision parking whould be accommodated in garages and driveways on lots within the developments.
15. In structures containing more than six units, provisions for bicycle parking shall be made immediately adjacent to the building, or inside the building.
D, Drainage, Snow Removal and Storage
All site development and building design shall conform to City requirements and standards, and in addition, where the following standards are more strict than the City's, they shall be followed.
1. Open channels in the form of natural swales, waterways or landscaped constructed waterways are encouraged.
2. Lot drainage should be to the street on which the lots front where possible, and shall always be the case for each building part above street level.
3. All drainage easements and rights-of-v/ay shown on the final plat of the EagleRidge Subdivision shall remain free and clear and undisturbed during and after construction,
4. Each site plan shall make provision for snow storage in landscaped areas or other areas of the finished site, so that snow can be easily removed and stored av/ay from parking areas and walkways.


5
. Snow shall not he stored where it could create drainage problems in the spring either for structures or pedestrian or auto paths,
6. If snow storage provisions cannot be made according to these Guidelines, each developer of a EagleRidge lot shall be responsible for a snow removal plan to run as a restriction on the property,
E, Utilities
1, All utilities within the EagleRidge Subdivision shall be underground
2, Electric or telephone junctions or transformer boxes shall be below grade whenever possible, and shall be colored and landscaped to blend with the surrounding site and buildings,
3, Trash containers and storage areas shall be concealed from view, and buildings without sufficient exterior space for concealed trash storage shall store trash in the interior,
4, Structures or landscaping to conceal trash containers shall blend with the surrounding landscape or buildings and be so constructed to prevent drainage problems such as water or buildup and vandalism by humans or animals,
F, Solar Rights and Energy Conservation
1, General
No building or structure of any nature, landscaping, vegetation, nor other object of any type may be erected,


altered, maintained, planted or cultivated in such a manner as to intrude or encroach into or on to that particular roof space or area designed or required in order that the collection surfaces of a solar collection device on said property may receive or be exposed to direct sunlight for that period of time commencing at 9:00 a.m., True Solar Time, and continuing through 3:00 p.m., True Solar Time, on each day of the year or in any way obstruct or otherwise interfere with the sunlight necessary for the efficient operation o f said solar equipment, a. In the event any building, structure, landscaping,
vegetation or other object is erected, altered, maintained, or cultivated in manner so as to violate the provisions of this Covenant, then and in that event, such violation shall be deemed a public and private nuisance and shall be subject to appropriate action or legal proceedings to prevent, enjoin, abate, or remove such nuisance, which action or legal proceedings may be commenced by the appropriate municipal, county, or state authority by the owner of the property suffering the nuisance, or by any owner of real estate within the area which is subject to this Covenant.
Lots should be planned so they will allow buildings to be oriented in a route to the southern direction with a minimum of east and west exposure.


3. Buildings, fences, walls, hedges and other new planting should be located so they may serve as shelters to control breezes.
Where windbreaks are used against winter winds, they should be placed close to the structure or area being protected,
5, Where possible, employ medium colors on sun exposed surfaces and use dark colors in recessed places protected from summer sun,
6, Various architectural concepts to utilize solar radiation and save energy, such as earth sheltered housing, underground housing, and common solar collectors are encouraged,
G, Signs, Lighting and Street Furniture
1, When used, street furniture should be a coordinated system with common color range or similar materials,
2, Exterior lighting should be designed as a part of the architectural and landscape theme,
3, Area lighting should be predominately down directed to minimize splay of light off site,
4, Lower intensity lumination with adequate shielding warm colors are encouraged,
3, Street signing shall follow the City standards, but should be of materials and context related to street furniture, light fixtures and surrounding architectural designs.


6, All signs advertising new developments in EagleRidge
shall first be approved by the Developer prior to submittal to the City and construction.
H, Setbacks and Building Heights
1. Building heights and setbacks shall be as required by the City Zoning and Subdivision Ordinance.
2. In all cases, the Developer reserves the right to require altercation to setbacks and heights below the City maximum, in order to satisfy the general intent and specific design criteria of these Guidelines.
3. Given the unique character of the EagleRidge Subdivision site, setbacks and building heights will be varied to best compliment these sites, and minimize impacts on the land and surrounding neighborhoods. In no case shall building heights exceed three stories except upon Block Six v/here four stories shall be the maximum height.
I, Open Space
1, The open spaces of the final plat of the EagleRidge Subdivision labeled "Conservation Easement" shall forever remain free of any permanent structure, except that bicycle, pedestrian, and equestrian paths and bridges may be constructed upon said areas in accord with a plan submitted by the Developer.
2, Said open area may not be used for long term (more than 30 days) construction materials storage.


3, No permanent utility structures may be erected in such open area unless they are underground.
l{0 All said open area shall be owned in common by all lot
owners, dedicated to the City, or dedicated for open area to a responsible conservation organization. No individual may own in fee any open space area following development of any of the eleven EagleRidge lots which result in two or more lots for separate sale and ownership,
5# "Private and "common" useable open space should be provided in multiple family residential developments.
6. Private useable open space for each dwelling unit should be directly accessible form the unit, and should be big enough to permit outdoor living opportunityhaving no horizontal dimension less than about eight feet, and having an area not less than about 150 feet.
7* Common areas should be readily accessible from all buildings, and should be integral to the on-site pedestrian system.
8, A monthly assessment shall be made against each Eagle-Ridge landowner, living unit owner, or commercial space owner through an Association of Owners for maintenance of the common open space to include the conservation easement.


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