(A) Within the Hillside Residential (HR), Single-Family Residential (SFR), Two-Family Residential (R) and Two-Family Primary/Secondary Residential (PS) Districts.
(1) Gross residential floor area defined. For residential uses, the total square footage of all horizontal areas on all levels of a structure, as measured to the outside face of the sheathing of the exterior walls (i.e., not including exterior wall finishes). Floor area shall include, but not be limited to, elevator shafts and stairwells at each level, lofts, fireplaces, bay windows, mechanical spaces, vents and chases, storage areas and other similar areas. Garages; attics; vaulted or open to below spaces; basements; crawl spaces; and roofed or covered decks, porches, terraces or patios shall be included as floor area; except the horizontal areas of a structure as set forth herein shall then be deducted from the calculation of GRFA.
(a) GRFA shall be calculated by measuring the total square footage of a building as set forth in the definition above.
(b) Excluded areas as set forth herein, shall then each be deducted from the total square footage.
1. Enclosed garage area. Enclosed garage areas of up to 300 square feet per vehicle space not exceeding a maximum of two vehicle parking spaces for each allowable dwelling unit permitted by this title.
a. Garage area deducted from floor area is awarded on a “per space basis” and shall be contiguous to a vehicular parking space. Each vehicular parking space shall be designed with direct and unobstructed vehicular access.
b. Alcoves, storage areas and mechanical areas which are located in a garage and which are 25% or more open to the garage area may be included in the garage area deduction.
c. Interior walls separating the garage from other areas of a structure may be included in the garage area deduction.
2. Attic areas with a ceiling height of five feet or less. Attic areas with a ceiling height of five feet or less, as measured from the topside of the structural members of the floor to the underside of the structural members of the roof directly above.
3. Attic areas with trusses. Attic areas created by construction of a roof with structural truss type members, provided the trusses are spaced no greater than 30 inches apart.
4. Attic areas with nontruss system. Attic areas created by construction of a roof structure utilizing a nontruss system, with spaces greater than five feet in height, if all of the following criteria are met:
a. The area cannot be accessed directly from a habitable area within the same building level;
b. The area shall have only the minimum access required by the Building Code from the level below;
c. The attic space shall not have a structural floor capable of supporting a “live load” greater than 40 pounds per square foot, and the “floor” of the attic space shall not be improved with decking;
d. It must be demonstrated by the architect that a “truss type” or similar structural system cannot be utilized as defined in the definition of floor area; and
e. It will be necessary that a structural element (i.e., collar tie) be utilized when rafters are used for the roof system. In an unusual situation, such as when a bearing ridge system is used, the staff will review the space for compliance with this policy.
5. Crawl spaces.
a. Crawl spaces accessible through an opening not greater than 12 square feet in area, with five feet or less of ceiling height, as measured from the surface of the earth to the underside of structural floor members of the floor/ceiling assembly above.
b. Crawl spaces created by a “stepped foundation”, hazard mitigation or other similar engineering requirement that has a total height in excess of five feet may be excluded from GRFA calculations at the discretion of the Administrator.
6. Basements. On the lowest level of a structure, the total percentage of all exterior wall surfaces of the structure as a whole (interior party walls are not considered exterior walls for the purposes of this section) that are unexposed and below existing or finished grade, whichever is more restrictive, shall be the percentage of the horizontal area of the lowest level deducted from the GRFA calculations. The lowest level shall be the finished floor level with the lowest USGS elevation, including all floor levels within six vertical feet of the lowest level. A multi-unit building shall be considered one structure. The percentage deduction calculations shall be rounded to nearest whole percent. The lowest level exterior wall surface area shall be measured from the finished floor elevation of that level to the underside of the structural floor members of the floor/ceiling assembly above. For the purposes of these calculations, retaining walls and site walls shall not be considered part of the lowest level exterior walls. The deduction shall be applied to all horizontal areas on the lowest level of a structure, including garages and employee housing units also deducted from the calculation of GRFA elsewhere in this title; but the deduction does not apply to any crawl space or attic.
7. Vaulted spaces. Interior vaulted spaces and areas “open to below” with a floor to ceiling height less than 16 feet, as measured from the finished floor to the underside of the structural members of the floor/ceiling assembly above.
8. Roofed or covered decks and the like. Roofed or covered decks, porches, terraces, patios or similar features or spaces with no more than three exterior walls and a minimum opening of not less than 25% of the linear perimeter of the area of said deck, porch, terrace, patio or similar feature or space, provided the opening is contiguous and fully open from floor to ceiling, with an allowance for a railing of up to 44 inches in height and support posts with a diameter of 18 inches or less which are spaced no closer than ten feet apart. The space between the posts shall be measured from the outer surface of the post.
9. Under ground vaults.
a. Underground vaults with a mechanical lift system for the purpose of enclosed parking, if all the following criteria are met:
i. The vault is only used for the storage of vehicles;
ii. The vault floor to the finished floor elevation of the garage does not exceed 16 feet in height;
iii. The entire perimeter and volume of the vault shall be below finished grade and be within the footprint of the garage;
iv. The vault is only accessible from within the garage;
v. Any openings to the vault shall be no larger than the minimum required by the Building Code; and
vi. The floor area of the vault shall not exceed 300 square feet per vehicle space and not exceed a maximum of two vehicle spaces for each allowable dwelling unit permitted by this title.
b. Underground vaults with a mechanical lift system for the purpose of enclosed parking that meet the criteria above shall not be considered as part of the lowest level for the purpose of the deduction for basements in subsection (6) above.
(2) Additional calculation provisions.
(a) Common interior party walls. Where more than one dwelling unit exists within a single structure, GRFA shall be measured for each dwelling unit from the center of common interior party walls to the outside face of the sheathing of the exterior walls.
(b) Greenhouse windows. Greenhouse windows (self-supporting windows) shall not be counted as GRFA. GREENHOUSE WINDOWS are defined according to the following criteria.
1. Distance above inside floor level. In order for a window to be considered a greenhouse window, a minimum distance of 36 inches must be provided between the bottom of the window and the floor surface, as measured on the inside face of the building wall. (Floor surface shall not include steps necessary to meet Building Code egress requirements.) The 36 inch minimum was chosen because it locates the window too high to be comfortably used as a window seat and because it allows for a typical four foot high greenhouse window to be used in a room with an eight foot ceiling height.
2. Projection. No greenhouse window may protrude more than 18 inches from the exterior surface of the building. This distance allows for adequate relief for appearance purposes, without substantially adding to the mass and bulk of the building.
3. Construction characteristics. All greenhouse windows shall be self-supporting and shall not require special framing or construction methods for support, with the exception that brackets below the window may be allowed provided they die into the wall of the building at a 45 degree angle. A small roof over the window may also be allowed provided the overhang is limited to four inches beyond the window plane.
4. Dimensional requirement. No greenhouse window shall have a total window surface area greater than 44 square feet. This figure was derived on the assumption that the maximum height of a window, in an average sized room, is four feet and the maximum width for a four-foot high self-supporting window is between six feet and eight feet (approximately 32 square feet). Since the window would protrude no more than 18 inches, the addition of side windows would bring the overall window area to approximately 44 square feet.
5. Quantity. Up to two greenhouse windows will be allowed per dwelling unit, however, the 44 square foot size limitation will apply to the combined area of the two windows.
6. Site coverage. Greenhouse windows do not count as site coverage.
(c) Vaulted spaces. Any interior space with a floor to ceiling height of 16 feet or greater, as measured from the finished floor to the underside of the structural members of the floor/ceiling assembly above, shall be calculated as GRFA on two levels of a structure.
(B) Within the Residential Cluster (RC), Low Density Multiple-Family (LDMF), Medium Density Multiple-Family (MDMF), High Density Multiple-Family (HDMF), Vail Village Townhouse (VVT), West Vail Multi-Family Overlay (WVMF) Districts, Community Housing – 1 (CH-1), Community Housing – 2 (CH-2), and Community Housing – 3 (CH-3).
(1) Gross residential floor area defined. For residential uses, the total square footage of all horizontal areas on all levels of a structure, as measured to the outside face of the sheathing of the exterior walls (i.e., not including exterior wall finishes). Floor area shall include, but not be limited to, elevator shafts and stairwells at each level, lofts, fireplaces, bay windows, mechanical spaces, vents and chases, storage areas, and other similar areas. Garages; attics; vaulted or open to below spaces; basements; crawl spaces; and roofed or covered decks, porches, terraces or patios shall be included as floor area; except the horizontal areas of a structure as set forth herein shall then be deducted from the calculation of GRFA.
(a) GRFA shall be calculated by measuring the total square footage of a building as set forth in the definition above. Excluded areas as set forth herein, shall then each be deducted from the total square footage.
1. Common spaces. All or part of the following spaces, provided such spaces are common spaces:
a. Common hallways, stairways, elevator shafts and airlocks;
b. Common lobby areas;
c. Common enclosed recreation facilities;
d. Common heating, cooling or ventilation systems, solar rock storage areas, or other mechanical systems;
e. Common closet and storage areas, providing access to such areas is from common hallways only;
f. Meeting and convention facilities;
g. Office space, provided such space is used exclusively for the management and operation of on site facilities;
h. Floor area to be used in a Type III “employee housing unit (EHU)” as defined and restricted by Chapter 13 of this title; and
i. Common enclosed garages to accommodate on site parking requirements.
2. Enclosed garage areas. Enclosed garage areas, which are not common spaces, of up to 300 square feet per vehicle space not exceeding a maximum of two vehicle parking spaces for each allowable dwelling unit permitted by this title.
a. This garage area deducted from floor area is awarded on a “per space basis” and shall be contiguous to a vehicular parking space. Each vehicular parking space shall be designed with direct and unobstructed vehicular access.
b. Alcoves, storage areas and mechanical areas which are located in a garage and which are 25% or more open to the garage area may be included in the garage area deduction.
c. Interior walls separating the garage from other areas of a structure may be included in the garage area deduction.
3. Attic areas with a ceiling height of five feet or less. Attic areas with a ceiling height of five feet or less, as measured from the topside of the structural members of the floor to the underside of the structural members of the roof directly above.
4. Attic areas with trusses. Attic areas created by construction of a roof with structural truss type members, provided the trusses are spaced no greater than 30 inches apart.
5. Attic areas with nontruss system. Attic areas created by construction of a roof structure utilizing a nontruss system, with spaces greater than five feet in height, if all of the following criteria are met:
a. The area cannot be accessed directly from a habitable area within the same building level;
b. The area shall have only the minimum access required by the Building Code from the level below;
c. The attic space shall not have a structural floor capable of supporting a “live load” greater than 40 pounds per square foot, and the “floor” of the attic space shall not be improved with decking;
d. It must be demonstrated by the architect that a “truss type” or similar structural system cannot be utilized as defined in the definition of floor area; and
e. It will be necessary that a structural element (i.e., collar tie) be utilized when rafters are used for the roof system. In an unusual situation, such as when a bearing ridge system is used, the staff will review the space for compliance with this policy.
6. Crawl spaces.
a. Crawl spaces accessible through an opening not greater than 12 square feet in area, with five feet or less of ceiling height, as measured from the surface of the earth to the underside of structural floor members of the floor/ceiling assembly above.
b. Crawl spaces created by a “stepped foundation”, hazard mitigation or other similar engineering requirement that has a total height in excess of five feet may be excluded from GRFA calculations at the discretion of the Administrator.
7. Basements. On the lowest level of a structure, the total percentage of all exterior wall surfaces of the structure as a whole (interior party walls are not considered exterior walls for the purposes of this section) that are unexposed and below existing or finished grade, whichever is more restrictive, shall be the percentage of the horizontal area of the lowest level deducted from the GRFA calculations. The lowest level shall be the finished floor level with the lowest USGS elevation, including all floor levels within six vertical feet of the lowest level. A multi-unit building shall be considered one structure. The percentage deduction calculations shall be rounded to nearest whole percent. The lowest level exterior wall surface area shall be measured from the finished floor elevation of that level to the underside of the structural floor members of the floor/ceiling assembly above. For the purposes of these calculations, retaining walls and site walls shall not be considered part of the lowest level exterior walls. The deduction shall be applied to all horizontal areas on the lowest level of a structure, including garages and employee housing units also deducted from the calculation of GRFA elsewhere in this title; but the deduction does not apply to any crawl space or attic.
8. Vaulted spaces. Interior vaulted spaces and areas “open to below” with a floor to ceiling height less than 16 feet, as measured from the finished floor to the underside of the structural members of the floor/ceiling assembly above.
9. Roofed or covered decks and the like. Roofed or covered decks, porches, terraces, patios or similar features or spaces with no more than three exterior walls and a minimum opening of not less than 25% of the linear perimeter of the area of said deck, porch, terrace, patio or similar feature or space, provided the opening is contiguous and fully open from floor to ceiling, with an allowance for a railing of up to 44 inches in height and support posts with a diameter of 18 inches or less which are spaced no closer than ten feet apart. The space between the posts shall be measured from the outer surface of the post.
10. Airlock. All or part of an airlock within an accommodation or dwelling unit not exceeding a maximum of 25 square feet, providing such unit has direct access to the outdoors.
(2) Additional calculation provisions.
(a) Common interior party walls. Where more than one dwelling unit exists within a single structure, GRFA shall be measured for each dwelling unit from the center of common interior party walls to the outside face of the sheathing of the exterior walls.
(b) Greenhouse windows. Greenhouse windows (self-supporting windows) shall not be counted as GRFA. GREENHOUSE WINDOWS are defined according to the following criteria:
1. Distance above inside floor level. In order for a window to be considered a greenhouse window, a minimum distance of 36 inches must be provided between the bottom of the window and the floor surface, as measured on the inside face of the building wall. (Floor surface shall not include steps necessary to meet Building Code egress requirements.) The 36 inch minimum was chosen because it locates the window too high to be comfortably used as a window seat and because it allows for a typical four foot high greenhouse window to be used in a room with an eight foot ceiling height;
2. Projection. No greenhouse window may protrude more than 18 inches from the exterior surface of the building. This distance allows for adequate relief for appearance purposes, without substantially adding to the mass and bulk of the building;
3. Construction characteristics. All greenhouse windows shall be self-supporting and shall not require special framing or construction methods for support, with the exception that brackets below the window may be allowed provided they die into the wall of the building at a 45 degree angle. A small roof over the window may also be allowed provided the overhang is limited to four inches beyond the window plane;
4. Dimensional requirement. No greenhouse window shall have a total window surface area greater than 44 square feet. This figure was derived on the assumption that the maximum height of a window, in an average sized room, is four feet and the maximum width for a four foot high self-supporting window is between six feet and eight feet (approximately 32 square feet). Since the window would protrude no more than 18 inches, the addition of side windows would bring the overall window area to approximately 44 square feet; and
5. Quantity. Up to two greenhouse windows will be allowed per dwelling unit, however, the 44 square foot size limitation will apply to the combined area of the two windows.
6. Site coverage. Greenhouse windows do not count as site coverage.
(c) Vaulted spaces. Any interior space with a floor to ceiling height of 16 feet or greater, as measured from the finished floor to the underside of the structural members of the floor/ceiling assembly above, shall be calculated as GRFA on two levels of a structure.
(C) Within all other districts.
(1) Gross residential floor area defined. The total square footage of all levels of a building, as measured at the inside face of the exterior walls (i.e., not including furring, sheetrock, plaster and other similar wall finishes). GRFA shall include, but not be limited to, elevator shafts and stairwells at each level, lofts, fireplaces, bay windows, mechanical chases, vents and storage areas. Attics, crawl spaces and roofed or covered decks, porches, terraces or patios shall also be included in GRFA, unless they meet the following provisions
(a) Within buildings containing two or fewer dwelling units, the following areas shall be excluded from calculation as GRFA. GRFA shall be calculated by measuring the total square footage of a building as set forth in the definition above. Excluded areas as set forth herein, shall then be deducted from total square footage:
1. Enclosed garages of up to 300 square feet per vehicle space not exceeding a maximum of two spaces for each allowable dwelling unit permitted by this title;
2. Attic space with a ceiling height of five feet or less, as measured from the topside of the structural members of the floor to the underside of the structural members of the roof directly above. Attic area created by construction of a roof with truss type members will be excluded from calculation as GRFA, provided the trusses are spaced no greater than 30 inches apart;
3. Crawl spaces accessible through an opening not greater than 12 square feet in area, with five feet or less of ceiling height, as measured from the surface of the earth to the underside of structural floor members of the floor/ceiling assembly above; and
4. Roofed or covered deck, porches, terraces, patios or similar features or spaces with no more than three exterior walls and a minimum opening of not less than 25% of the linear perimeter of the area of said deck, porch, terrace, patio, or similar feature or space, provided the opening is contiguous and fully open from floor to ceiling with an allowance for a railing of up to 44 inches in height.
(b) Within buildings containing more than two allowable dwellings or accommodation units, the following additional areas shall be excluded from calculation as GRFA. GRFA shall be calculated by measuring the total square footage of a building as set forth herein. Excluded areas as set forth shall then be deducted from the total square footage:
1. Enclosed garages to accommodate on site parking requirements;
2. All or part of the following spaces, provided such spaces are common spaces:
a. Common hallways, stairways, elevator shafts and airlocks;
b. Common lobby areas;
c. Common enclosed recreation facilities;
d. Common heating, cooling or ventilation systems, solar rock storage areas, or other mechanical systems;
e. Common closet and storage areas, providing access to such areas is from common hallways only;
f. Meeting and convention facilities;
g. Office space, provided such space is used exclusively for the management and operation of on site facilities; and
h. Floor area to be used in a Type III “employee housing unit (EHU)” as defined and restricted by Chapter 13 of this title.
3. All or part of an airlock within an accommodation or dwelling unit not exceeding a maximum of 25 square feet, providing such unit has direct access to the outdoors;
4. Overlapping stairways within an accommodation unit or dwelling unit shall only be counted at the lowest level;
5. Attic space with a ceiling height of five feet or less, as measured from the topside of the structural members of the floor to the underside of the structural members of the roof directly above. Attic areas created by construction of a roof with truss type members will be excluded from calculation as GRFA, provided the trusses are spaced no greater than 30 inches apart;
6. Crawl spaces accessible through an opening not greater than 12 square feet in area, with five feet or less of ceiling height, as measured from the surface of the earth to the underside of structural floor members of the floor/ceiling assembly above;
7. Roofed or covered decks, porches, terraces, patios or similar features or spaces with no more than three exterior walls and a minimum opening of not less than 25% of the linear perimeter of the area of said deck, porch, terrace, patio or similar feature or space, provided the opening is contiguous and fully open from floor to ceiling, with an allowance for a railing of up to 44 inches in height and support posts with a diameter of 18 inches or less which are spaced no closer than ten feet apart. The space between the posts shall be measured from the outer surface of the post.
(2) Additional calculation provisions.
(a) Walls. Interior walls are included in GRFA calculations. For two-family and primary/secondary structures, common party walls shall be considered exterior walls.
(b) Greenhouse windows. Greenhouse windows (self-supporting windows) shall not be counted as GRFA. GREENHOUSE WINDOWS are defined according to the following criteria:
1. Distance above inside floor level. In order for a window to be considered a greenhouse window, a minimum distance of 36 inches must be provided between the bottom of the window and the floor surface, as measured on the inside face of the building wall. (Floor surface shall not include steps necessary to meet Building Code egress requirements.) The 36 inch minimum was chosen because it locates the window too high to be comfortably used as a window seat and because it allows for a typical four foot high greenhouse window to be used in a room with an eight foot ceiling height;
2. Projection. No greenhouse window may protrude more than 18 inches from the exterior surface of the building. This distance allows for adequate relief for appearance purposes, without substantially adding to the mass and bulk of the building;
3. Construction characteristics. All greenhouse windows shall be self-supporting and shall not require special framing or construction methods for support, with the exception that brackets below the window may be allowed provided they die into the wall of the building at a 45 degree angle. A small roof over the window may also be allowed provided the overhang is limited to four inches beyond the window plane;
4. Dimensional requirement. No greenhouse window shall have a total window surface area greater than 44 square feet. This figure was derived on the assumption that the maximum height of a window, in an average sized room, is four feet and the maximum width for a four foot high self-supporting window is between six feet and eight feet (approximately 32 square feet). Since the window would protrude no more than 18 inches, the addition of side windows would bring the overall window area to approximately 44 square feet;
5. Quantity. Up to two greenhouse windows will be allowed per dwelling unit, however, the 44 square foot size limitation will apply to the combined area of the two windows; and
6. Site coverage. Greenhouse windows do not count as site coverage.
(c) Vaulted spaces. Vaulted spaces and areas “open to below” are not included in GRFA calculations.
(d) Garage credit.
1. Allowable garage area is awarded on a “per space basis”, with a maximum of two spaces per allowable unit. Each garage space shall be designed with direct and unobstructed vehicular access. All floor area included in the garage credit shall be contiguous to a vehicular space.
2. Alcoves, storage areas and mechanical areas which are located in the garage and which are 25% or more open to the garage area shall be included as garage credit.
3. Garage space in excess of the allowable garage credit shall be counted as GRFA.
e. Crawl and attic space.
1. Crawl spaces created by a “stepped foundation”, hazard mitigation or other similar engineering requirement that has a total height in excess of five feet may be excluded from GRFA calculations at the discretion of the Administrator.
2. If a roof structure is designed utilizing a nontruss system, and spaces greater than five feet in height result, these areas shall not be counted as GRFA if all of the following criteria are met:
a. The area cannot be accessed directly from a habitable area within the same building level;
b. The area shall have the minimum access required by the building code from the level below six square foot opening maximum);
c. The attic space shall not have a structural floor capable of supporting a “live load” greater than 40 pounds per square foot, and the “floor” of the attic space cannot be improved with decking;
d. It must be demonstrated by the architect that a “truss type” or similar structural system cannot be utilized as defined in the definition of GRFA; and
e. It will be necessary that a structural element (i.e., collar tie) be utilized when rafters are used for the roof system. In an unusual situation, such as when a bearing ridge system is used, the staff will review the space for compliance with this policy.
(Ord. 13(1997) § 3; Ord. 3(1999) § 8; Ord. 6(2000) § 5; Ord. 5(2003) §§ 16, 17; Ord. 14(2004) § 13; Ord. 29(2005) § 35; Ord. 25(2011) §§ 1, 2, 3, 4; Ord. 2(2012) §§ 8, 9; Ord. 16(2016) §§ 1, 2; Ord. 25(2021) § 1; Ord. 19(2023) § 4; Ord. 6(2024) § 9)