HomeMy WebLinkAboutPEC100013 Tivoli MEMO 042610MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: April 26, 2010
SUBJECT: A request for a recommendation to the Vail Town Council for a major amendment to a Special Development District, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town
Code, to amend Special Development District No. 37, Tivoli Lodge, to add one accommodation unit and remove meeting space, located at 386 Hanson Ranch Road/ Lot E, Block 2, Vail Village
5th Filing, and setting forth details in regard thereto. (PEC100013)
Applicant: Robert Lazier
Planner: Rachel Friede
I. SUMMARY
The applicant, Robert Lazier, is requesting a recommendation to the Vail Town Council on a major amendment to Special Development District No. 37, Tivoli Lodge, to allow for a conversion
of unfinished meeting room space to an accommodation unit (hotel room).
Staff is recommending approval of the applicant’s proposal, based on the criteria established in Section VII of this memorandum. For reference, the following documents are attached:
Vicinity Map (Attachment A), Ordinance No. 12, Series of 2003 (Attachment B), draft Ordinance No. 7, Series of 2010 (Attachment C) and architectural plans (Attachment D).
II. DESCRIPTION OF THE REQUEST
The applicant is requesting a major amendment to Special Development District No. 37, Tivoli Lodge. The request includes:
Conversion of 891 square feet of designated meeting space into a hotel room, resulting in the following changes to the SDD language:
Amendments to the density control section, including increase from 61 accommodation units to 62 accommodation units, increase of total GRFA from 27,010.5 square feet to 27,901.5, and
an increase of AU GRFA from 23,560 square feet to 24,451 square feet.
No changes to number of parking spaces
III. BACKGROUND
Special Development District No. 37, Tivoli Lodge, was established by Ordinance No. 12, Series of 2003. The SDD allowed for increased height, loading and delivery in the front setback
and a reduction in landscaping. The Tivoli Lodge provided one on-site employee housing unit, streetscape improvements, a paved walkway on Hanson Ranch Road and paid a transportation
impact fee for increased vehicle trips. The Tivoli Lodge received their certificate of occupancy in 2005. No changes have been made to the Tivoli Lodge since it opened.
IV. SURROUNDING LAND USES AND ZONING
Land Use Zoning
North: Residential Public Accommodations
South: Open Space Agriculture and Open Space
East: Residential Public Accommodations
West: Open Space Agriculture and Open Space
V. ZONING ANALYSIS
Legal Description: Lot E, Block 2, Vail Village 5th Filing
Zoning: SDD No. 37, Public Accommodations (PA) District
Lot Size: 27,620 square feet/ 0.5225 acres
Development Standard
Allowed
PA District
Allowed
SDD No. 37
Proposed
Net Change
Dwelling Units/Acre
25 DU/acre
unlimited EHU, AU, FF/TS
1 DU
61 AU
1 EHU
1 DU
62 AU
1 EHU
+1 AU
GRFA (max)
41,430 sq ft
27,010.5 sq ft
27,901.5 sq ft
+891 sq ft
Site Coverage (max)
65%/ 17,953 sqft
63%
63%
No change
Landscaping (min)
30%/ 8,286 sqft
30%
30%
No change
Setbacks
20 feet
Per approved plan
Per approved plan
No change
Parking (min)
47 spaces*
40 spaces
40 spaces*
No change
Height (max)
Sloping roof
48 feet
56 feet
56 feet
No change
*The proposed conversion of meeting space to an AU reduces the required parking calculation by 1 space. No additional spaces proposed but deviation between SDD and required parking
will be reduced.
VI. APPLICABLE PLANNING DOCUMENTS
Vail Land Use Plan (in part)
1.0 General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent
resident.
1.3 The quality of development should be maintained and upgraded whenever possible.
1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas).
3.0 Commercial
3.1. The hotel bed base should be preserved and use more efficiently.
3.2. The Village and Lionshead areas the best location for hotels to serve the future needs of destination skiers.
3.3. Hotels are important to the continued success of the Town of Vail, therefore conversion to condominiums should be discouraged.
3.4. Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs.
Vail Village Master Plan (in part)
GOAL #2: TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR-AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITY AS A WHOLE.
Objective 2.3: Increase the number of residential units available for short term overnight accommodations.
Policy 2.3.1: The development of short term accommodation units is strongly encouraged. Residential units that are developed above existing density levels are required to be designed
or managed in a manner that makes them available for short term overnight rental.
Objective 2.5: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests.
EAST VILLAGE, SUB-AREA (#7)
The East Village sub-area is comprised almost exclusively of residential/lodging and condominium development. The sub-area separates the commercial activity of the Village Core on the
west with the Golden Peak Ski Base/Recreation area on the east. While there is vehicular traffic through the sub-area, Hanson Ranch Road, Gore Creek Drive, and Vail Valley Drive also
accommodate a great deal of pedestrian and bicycle traffic. The most important public improvements in this sub-area relate to pedestrian and bicycle safety. The public right-of--way;
should be maintained and expanded for public use whenever possible
There are locations throughout the sub-area that have the potential to accommodate small residential/lodging infill development. A number of the parcels identified: for infill development
are now used for surface parking. A key objective for any infill development is to replace existing surface parking with buildings and landscape/site improvements. The parking lost
by the development of the site, as well as the new parking required for the additional development must be accommodated on site.
With the exception of one parcel, there are no significant development rights remaining in this sub-area. Existing development levels range from 22 to 80 units per acre with an average
GRFAR of .92. The likelihood of an infill development proposal being approved will be based on the project's ability to satisfy the goals, objectives and policies of this plan and other
zoning and development standards. Development or redevelopment of this sub area will attract additional traffic and population into this area and may have significant impacts upon portions
of sub-areas 6 and 10.
#7-2 Tivoli Lodge Infill (Complete)
Small lodging infill over parking area off of the existing lodge. Mass of building to "step down" from existing structure. A key issue related to this potential development is accommodating
on-site parking for new demand created and the spaces lost by the infill of the existing lot.
Title 12, Vail Zoning Regulations, Vail Town Code
Chapter 12-1, Title, Purpose And Applicability (in part)
Section 12-1-2: Purpose:
A. General: These regulations are enacted for the purpose of promoting the health, safety, morals, and general welfare of the Town, and to promote the coordinated and harmonious development
of the Town in a manner that will conserve and enhance its natural environment and its established character as a resort and residential community of high quality.
B. Specific: These regulations are intended to achieve the following more specific purposes:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and to lessen congestion in the streets.
4. To promote adequate and appropriately located off-street parking and loading facilities.
5. To conserve and maintain established community qualities and economic values.
6. To encourage a harmonious, convenient, workable relationship among land uses, consistent with Municipal development objectives.
7. To prevent excessive population densities and overcrowding of the land with structures.
8. To safeguard and enhance the appearance of the Town.
9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable natural features.
10. To assure adequate open space, recreation opportunities, and other amenities and facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viable community.
ARTICLE 12-9A: SPECIAL DEVELOPMENT (SDD) DISTRICT (in part)
12-9A-1: PURPOSE:
The purpose of the Special Development District is to encourage flexibility and
creativity in the development of land in order to promote its most appropriate use; to improve the design character and quality of the new development with the Town; to facilitate the
adequate and economical provision of streets and utilities; to preserve the natural and scenic features of open space areas; and to further the overall goals of the community as stated
in the Vail Comprehensive Plan. An approved development plan for a Special Development District, in conjunction with the property's underlying zone district, shall establish the requirements
for guiding development and uses of property included in the Special Development District. The Special Development District does not apply to and is not available in the following zone
districts: Hillside Residential, Single-Family, Duplex, Primary/Secondary. The elements of the development plan shall be as outlined in Section 12-9A-6 of this Article.
12-9A-9: DEVELOPMENT STANDARDS:
Development standards including lot area, site dimensions, setbacks, height, density control, site coverages, landscaping and parking shall be determined by the Town Council as part
of the approved development plan with consideration of the recommendations of the Planning and Environmental Commission. Before the Town Council approves development standards that deviate
from the underlying zone district, it should be determined that such deviation provides benefits to the Town that outweigh the adverse effects of such deviation. This determination is
to be made based on evaluation of the proposed special development district's compliance with the design criteria outlined in Section 12-9A-8 of this Article.
12-9A-10: AMENDMENT PROCEDURES:
B. Major Amendments:
1. Requests for major amendments to an approved special development district shall be reviewed in accordance with the procedures described in Section 12-9A-4 of this Article.
2. Owners of all property requesting the amendment, or their agents or authorized representatives, shall sign the application. Notification of the proposed amendment shall be made to
owners of all property adjacent to the property requesting the proposed amendment, owners of all property adjacent to the special development district, and owners of all property within
the special development district that may be affected by the proposed amendment (as determined by the Department of Community Development). Notification procedures shall be as outlined
in subsection 12-3-6C of this Title.
VII. REVIEW CRITERIA
The Vail Town Code provides nine design criteria, which shall be used as the principal criteria in evaluating the merits of the proposed major amendment to a Special Development District.
It shall be the burden of the applicant to demonstrate that submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one
or more of them is not applicable, or that a practical solution consistent with the public interest has been achieved.
Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones,
identity, character, visual integrity and orientation.
Staff believes that this application is compatible and sensitive to the immediate environment, neighborhoods and adjacent properties, as the design of the building will not change with
this proposal.
Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity.
Staff believes that the proposed addition of one accommodation unit provides a compatible, efficient and workable relationship with surrounding uses and activities. There is a need
for more hot beds in this neighborhood, and this addition will help supply this need. The addition of a hotel room improves the workable relationship between this building, surrounding
buildings, and the nearby ski mountain. The neighborhood has similar uses and density, which is compatible with the Tivoli Lodge.
Compliance with parking and loading requirements as outlined in Chapter 12-10, Vail Town Code.
At the establishment of this SDD, a reduction in parking was provided, allowing 40 spaces instead of 48 spaces as required by Chapter 12-10, Vail Town Code. Typically, when changes
of use applications come in, parking is assessed for the change in use and not for the entire project. The former use of meeting space required 1 space per 330 square feet of seating
area, or approximately 2 spaces. The accommodation unit requires 0.7 parking spaces. Therefore, there is a decrease in required parking, per Chapter 12-10, Vail Town Code. There is
also a decrease in the deviation between required parking and the SDD parking spaces.
Conformity with the applicable elements of the Vail Comprehensive Plan and Town policies.
Staff believes that this application complies with applicable elements of the Vail Comprehensive Plan and Town policies. Specifically, the application complies with the Vail Village
Master Plan, as “the development of short term accommodation units is strongly encouraged.” Further, this application meets the goals of the Vail Land Use Plan, including accommodating
“most of the additional growth in existing developed areas (infill areas).” The Vail Land Use Plan also calls for hotels to be located in Vail Village and Lionshead, which this application
continues to do. Because this proposal is a conversion of commercial uses, no mitigation of employee housing is required. Staff believes that no further mitigation of development impacts
should be required for this application because of the positive impacts of increased AU in Vail Village.
Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed.
Staff believes that the proposal is in compliance with this criteria, as there are no natural or geologic hazards that need to be mitigated.
Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic
quality of the community.
Staff believes that this proposal is in compliance with this criteria, as there are no changes to site plan, building design and location, all of which already comply with the criteria.
A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation.
Staff believes that this proposal complies with this criteria, as the circulation system that is designed for both vehicles and pedestrians will not be effected.
Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and functions.
Staff believes that this application complies with this criteria, as landscaping and open space, both of which are not affected by this application, are already optimizing and preserving
natural features, recreation, views and functions.
Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district.
Staff believes that this criteria is not applicable, as there is no phasing plan or subdivision plan to be enacted as part of this project.
VIII. STAFF RECOMMENDATION
Staff recommends the Planning and Environmental Commission forward a recommendation of approval to the Vail Town Council for the applicant’s request for a major amendment to a Special
Development District, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to amend Special Development District No. 37, Tivoli Lodge, to add one accommodation unit and
remove meeting space, located at 386 Hanson Ranch Road/ Lot E, Block 2, Vail Village 5th Filing, and setting forth details in regard thereto. Staff’s recommendation is based upon the
review of the criteria described in Section VII of this memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to forward a recommendation for approval, with conditions, for this major amendment to a special development district, the Department
of Community Development recommends the Commission pass the following motion:
“Based upon the review of the criteria described in Section VII of the Staff memorandum to the Planning and Environmental Commission dated April 26, 2010, and evidence and testimony
presented at this hearing, the Planning and Environmental Commission forwards a recommendation of approval, with conditions, to the Vail Town Council for the applicant’s request for
a major amendment to a Special Development District, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to amend Special Development
District No. 37, Tivoli Lodge, to add one accommodation unit and remove meeting space, located at 386 Hanson Ranch Road/ Lot E, Block 2, Vail Village 5th Filing, and setting forth details
in regard thereto.”
Should the Planning and Environmental Commission forward a recommendation of approval of this application, the Community Development Department recommends the Planning and Environmental
Commission makes the following findings:
“Based upon the review of the criteria outlined in Section VII of this Staff memorandum to the Planning and Environmental Commission dated April 26, 2010, and the evidence and testimony
presented, the Planning and Environmental Commission finds:
That the proposed major amendment to Special Development District No. 37, Tivoli Lodge, complies with the nine design criteria outlined in Section 12-9A-8, Vail Town Code.
That the applicant has demonstrated to the satisfaction of the Commission, based upon the testimony and evidence presented, that any adverse effects of the requested deviations from
the development standards of the underlying zoning are outweighed by the public benefits provided.
That the request is consistent with the development goals and objectives of the Town.”
IX. ATTACHMENTS
Vicinity Map
Ordinance No. 12, Series of 2003
Draft Ordinance No. 7, Series of 2010
Architectural Plans