HomeMy WebLinkAboutPEC100022-West Vail Fire Station plat_052410MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: May 24, 2010
SUBJECT: A request for the review of a final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to allow for the re-subdivision of Parcels A and B, located
at 2399 North Frontage Road West/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone Filing 1 (West Vail fire station
site and future Chamonix employee housing site), and setting forth details in regard thereto. (PEC100022)
Applicant: Town of Vail
Planner: Bill Gibson
I. SUMMARY
The applicant, the Town of Vail, is requesting the review of a final plat to allow for the re-subdivision of the West Vail fire station site and the adjacent future Chamonix employee
housing site. Based upon Staff’s review of the criteria outlined in Sections VII of this memorandum and the evidence and testimony presented, the Staff recommends the Planning and Environmental
Commission approves this request subject to the findings noted in Section VIII of this memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant, the Town of Vail, is requesting the review of a final plat to allow for the re-subdivision of Parcels A and B, located at 2399 North Frontage Road West/Parcel A, Resub
of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone Filing 1. This plat will allow for the development of the West Vail fire station
site and future Chamonix employee housing site.
A vicinity map (Attachment A), the Chamonix Master Plan – Neighborhood Block design (Attachment B), the existing plat (Attachment C), and the proposed plat (Attachment D) have been attached
for review.
III. BACKGROUND
In October 1965, the subject properties were platted as Tract D of the Vail Das Schone Filing 1 Subdivision under Eagle County jurisdiction.
In October 1986, the subject properties were annexed into the Town of Vail through Ordinance No. 26, Series of 1986.
In March 1987, Tract D was resubdivided into the current Parcels A and B.
In 2002, the Town of Vail acquired the subject Parcel B for the purpose of constructing a fire station and employee housing.
In 2007, the Town of Vail acquired the subject Parcel A based upon a determination that this site was an optimal location for a new West Vail fire station.
In November 2008, Parcel A was rezoned from the Commercial Core 3 District to General Use District through Ordinance No. 26, Series of 2008.
In November 2008, Parcel B was rezoned from the Two-Family Primary/Secondary Residential District to Housing District through Ordinance No. 27, Series of 2008.
In January 2009, the Town of Vail adopted the Chamonix Master Plan. The Master Plan established the Neighborhood Block scenario as the preferred option for future employee housing and
the new fire station.
In March 2010, the Vail Planning and Environmental Commission approved a conditional use permit to allow for the construction of the new West Vail fire station.
IV. APPLICABLE PLANNING DOCUMENTS
Title 12, Zoning Regulations, Vail Town Code (in part)
ARTICLE 12-6I: HOUSING DISTRICT
12-6I-1: PURPOSE:
The housing district is intended to provide adequate sites for employee housing which, because of the nature and characteristics of employee housing, cannot be adequately regulated by
the development standards prescribed for other residential zone districts. It is necessary in this zone district to provide development standards specifically prescribed for each development
proposal or project to achieve the purposes prescribed in section 12-1-2 of this title and to provide for the public welfare. Certain nonresidential uses are allowed as conditional uses,
which are intended to be incidental and secondary to the residential uses of the district. The housing district is intended to ensure that employee housing permitted in the zone district
is appropriately located and designed to meet the needs of residents of Vail, to harmonize with surrounding uses, and to ensure adequate light, air, open spaces, and other amenities
appropriate to the allowed types of uses.
ARTICLE 12-9C: GENERAL USE DISTRICT
12-9C-1: PURPOSE:
The general use district is intended to provide sites for public and quasi-public uses which, because of their special characteristics, cannot be appropriately regulated by the development
standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary to achieve
the purposes prescribed in section 12-1-2 of this title and to provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and certain
types of quasi-public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and,
in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses.
Title 13, Subdivision Regulations, Vail Town Code (in part)
CHAPTER 13-1: GENERAL PROVISIONS (in part)
Section 13-1-2: Purpose
A. Statutory Authority: The subdivision regulations contained in this title have been prepared and enacted in accordance with Colorado Revised Statutes title 31, article 23, for the
purpose of promoting the health, safety and welfare of the present and future inhabitants of the town.
B. Goals: To these ends, these regulations are intended to protect the environment, to ensure efficient circulation, adequate improvements, sufficient open space and in general, to assist
the orderly, efficient and integrated development of the town. These regulations also provide for the proper arrangement of streets and ensure proper distribution of population. The
regulations also coordinate the need for public services with governmental improvement programs. Standards for design and construction of improvements are hereby set forth to ensure
adequate and convenient traffic circulation, utilities, emergency access, drainage, recreation and light and air. Also intended is the improvement of land records and surveys, plans
and plats and to safeguard the interests of the public and subdivider and provide consumer protection for the purchaser; and to regulate other matters as the town planning and environmental
commission and town council may deem necessary in order to protect the best interests of the public.
C. Specific Purposes: These regulations are further intended to serve the following specific purposes:
1. To inform each subdivider of the standards and criteria by which development proposals will be evaluated, and to provide information as to the type and extent of improvements required.
2. To provide for the subdivision of property in the future without conflict with development on adjacent land.
3. To protect and conserve the value of land throughout the municipality and the value of buildings and improvements on the land.
4. To ensure that subdivision of property is in compliance with the town's zoning ordinances, to achieve a harmonious, convenient, workable relationship among land uses, consistent with
town development objectives.
5. To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewage, schools, parks, playgrounds, recreation, and other public requirements
and facilities and generally to provide that public facilities will have sufficient capacity to serve the proposed subdivision.
6. To provide for accurate legal descriptions of newly subdivided land and to establish reasonable and desirable construction design standards and procedures.
7. To prevent the pollution of air, streams and ponds, to assure adequacy of drainage facilities, to safeguard the water table and to encourage the wise use and management of natural
resources throughout the town in order to preserve the integrity, stability and beauty of the community and the value of the land.
Chamonix Master Plan (in part)
"The master plan is intended to be used as the development guide for the Chamonix Master Plan Area. The plan identifies the location for the fire station and the employee housing....Locating
the fire station on the southern edge of the property also locates this more commercial type use farthest from residential development."
"The fire station design shown in the Neighborhood Block scheme was the consensus alternative of the Fire District staff and the Advisory Committee. The building foundation itself provided
retention of the steep slopes to the north of the site, and thereby offered the most cost effective design."
"The main access street, which gained access to the site from Chamonix Road, bisected the site...The main street passed through the development to the fire station site. While access
to the fire station was intended to be limited, this configuration allowed for dual points of access to the site, thus alleviating traffic congestion."
V. SURROUNDING LAND USES AND ZONING
Existing Use Zoning District
North: Residential Two-Family Primary/Secondary District
South: CDOT I-70/HWY 6 n/a
East: Gas Station & Hotel Heavy Service District & Commercial Core III
West: Residential Two-Family Primary/Secondary District
VI. ZONING ANALYSIS
The lot area and site dimensions standards of the General Use District are not quantified by the Town’s Zoning Regulations, but are instead prescribed by the Planning and Environmental
Commission during the review of a final plat application.
Address: 2399 North Frontage Road West
Legal Description: Parcel A, Resub of Tract D, Vail Das Schone Filing 1
Zoning: General Use District
Land Use Plan Designation: Chamonix Master Plan Area
Current Land Use: West Vail Fire Station
Site Standards Allowed/Required Existing Parcel A Proposed Parcel A
Lot Area per PEC 1.247 acres 1.322 acres
Site Dimensions per PEC see existing plat see proposed plat
The lot area and site dimensions standards of the Housing District are not quantified by the Town’s Zoning Regulations, but are instead prescribed by the Planning and Environmental Commission
during the review of a final plat application.
Address: 2310 Chamonix Road
Legal Description: Parcel B, Resub of Tract D, Vail Das Schone Filing 1
Zoning: Housing District
Land Use Plan Designation: Chamonix Master Plan Area
Current Land Use: Undeveloped Future Employee Housing
Site Standards Allowed/Required Existing Parcel B Proposed Parcel B
Lot Area per PEC 3.609 acres 3.540 acres
Site Dimensions per PEC see existing plat see proposed plat
VII. REVIEW CRITERIA
Before acting on a final plat application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use:
1. The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and
is compatible with the development objectives of the town; and
The subject properties are located within the Chamonix Master Plan area. The properties are proposed to be subdivided to allow for the construction of the West Vail fire station and
the future employee housing as delineated in the preferred Neighborhood Block scheme.
Staff believes the proposed final plat is consistent with the purpose of the Town’s Subdivision Regulations, the purpose of the General Use District, and the purpose of the Housing District
as outlined in Section IV of this memorandum.
Therefore, Staff believes the proposed final plat is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and
is compatible with the development objectives of the town.
2. The extent to which the proposed subdivision complies with all of the standards of Title 13, Subdivision Regulations, Vail Town Code, as well as, but not limited to, Title 12, Zoning
Regulations, Vail Town Code, and other pertinent regulations that the planning and environmental commission deems applicable; and
Staff believes the proposed final plat complies with this criterion. The proposed final plat meets the lot size and dimension standards outlined in the General Use District and Housing
District provisions of the Town’s Zoning Regulations. The proposed plat complies with both the general provisions and technical requirements outlined in the Town’s Subdivision Regulations.
3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and
Staff believes the proposed final plat complies with this criterion. The proposed final plat establishes the easements necessary to construct the utilities and streets for the coordinated
development of the new West Vail fire station and future employee housing sites in a manner consistent with the Chamonix Master Plan’s preferred Neighborhood Block scheme. Therefore,
Staff does not believe the proposed final plat will have significant negative affects on the future development of the surrounding area in comparison to existing conditions.
4. The extent of the effects on the future development of the surrounding area; and
Staff believes the proposed final plat complies with this criterion since the proposed final plat is consistent with the Chamonix Master Plan’s preferred Neighborhood Block scheme.
The proposed final plat also establishes the easements necessary to construct
the utilities and streets for the coordinated development of the new West Vail fire station and future employee housing sites. Therefore, Staff does not believe the proposed final plat
will have significant negative affects on the future development of the surrounding area in comparison to existing conditions.
5. The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication
or premature extension of public facilities, or result in a "leapfrog" pattern of development; and
Staff believes the proposed final plan complies with this criterion since this is an infill development and the proposed final plat will not negatively affect the community’s special
patterns. The proposed final plat establishes the easements necessary to construct the utilities and streets for the coordinated development of the new West Vail fire station and future
employee housing sites in a manner consistent with the Chamonix Master Plan’s preferred Neighborhood Block scheme.
6. The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade undersized lines; and
Utility services exist for the subject West Vail fire station site, and the Town of Vail has issued a Request for Proposals (RFP) for civil engineering design work at the future employee
housing site based upon the proposed plat. Staff believes the proposed plat is consistent with the Chamonix Master Plan’s preferred Neighborhood Block scheme; therefore, Staff does
not believe the proposed final plat will have significant negative affects on utilities.
7. The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole; and
Staff believes the proposed plat is consistent with the Chamonix Master Plan’s preferred Neighborhood Block scheme; therefore, Staff believes the proposed final plat provides for growth
in an orderly manner.
8. The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise,
vegetation, riparian corridors, hillsides and other desirable natural features; and
The Chamonix Master Plan’s preferred Neighborhood Block scheme minimizes disturbance to the existing steep slopes on the subject properties and preserves key pockets of existing vegitation.
Staff believes the proposed plat is consistent with the Chamonix Master Plan’s preferred Neighborhood Block scheme; therefore, Staff does not believe the proposed final plat will have
significant negative affects on the natural environment in comparison to existing conditions.
9. Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends the Planning and Environmental Commission approves this request for the review of a final plat, pursuant to Chapter 13-4, Minor Subdivision,
Vail Town Code. 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 approve this final plat request, the Community Development Department recommends the Commission pass the following motion:
“The Planning and Environmental Commission approves this request for a final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code, to allow for the re-subdivision
of Parcels A and B, located at 2399 North Frontage Road West/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone
Filing 1 (West Vail fire station site and future Chamonix employee housing site), and setting forth details in regard thereto.”
Should the Planning and Environmental Commission choose to approve this final plat request, the Community Development Department recommends the Commission makes the following findings:
“Based upon the review of the criteria outlined in Section VII of the Staff memorandum to the Planning and Environmental Commission dated May 24, 2010, and the evidence and testimony
presented, the Planning and Environmental Commission finds:
1. The subdivision is in compliance with the criteria listed in Subsection 13-3-4-A, Vail Town Code.
2. The subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town.
3. The subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas.
4. The subdivision promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves
and enhances its natural environment and its established character as a resort and residential community of the highest quality.”
IX. ATTACHMENTS
Vicinity Map
Chamonix Master Plan – Neighborhood Block
Existing Plat
Proposed Plat
Attachment A
Attachment B