HomeMy WebLinkAboutPEC100025-West Vail Fire Station CUP_052410MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: May 24, 2010
SUBJECT: A request for the review of amendments to an existing conditional use permit for public buildings and grounds (fire station), pursuant to Section 12-16-10, Amendment Procedures,
Vail Town Code, to allow for changes to the approved development plan, 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 setting forth details in regard thereto. (PEC100025)
Applicant: Town of Vail, represented by VAg and Belford Watkins Group
Planner: Bill Gibson
I. SUMMARY
The applicant, the Town of Vail, is requesting a review of amendments to an existing conditional use permit to allow for changes to the approved development plan for the new West Vail
fire station at 2399 North Frontage Road West.
The proposed amendments to the existing conditional use permit include:
amendments to the lot size due to a front property line surveying error and lot configuration changes associated with the proposed final plat;
re-calculation of development standards due to a front property line surveying error and lot configuration changes associated with the proposed final plat;
relocation of one parking space due to a front property line surveying error; and
re-calculation of building height after the completion of construction drawings
Based upon the review of the criteria described in Section VII of this memorandum, the Community Development Department recommends the Planning and Environmental Commission approves,
with condition(s), this request for an amendment to the conditional use permit.
II. DESCRIPTION OF THE REQUEST
The applicant, the Town of Vail, is proposing to amend the existing conditional use permit for public buildings and grounds to allow for the construction of the new West Vail fire station
at 2399 North Frontage Road West. This property is located within the General Use (GU) District. Pursuant to Section 12-9C-5, Development Standards, Vail Town Code, the allowable development
standards in the General Use District are established by the Planning and Environmental Commission during the review of a conditional use permit application.
Since the Planning and Environmental Commission’s March 22, 2010 approval of a conditional use permit for the new West Vail fire station, the applicant has been preparing a new final
plat for the fire station and the future Chamonix employee housing sites. The proposed plat vacates existing easements and creates the new easements necessary for the development of
both sites. The proposed plat also adjusts the property boundary between the sites to locate all parking associated with the fire station on the fire station site. This proposed final
plat changes the lot sizes of the fire station site and the future Chamonix employee housing sites.
During the preparation of this proposed final plat, the Town’s consultants discovered an error in the previous land survey used to design the new fire station. It was discovered that
the eastern most corner of the front property boundary is located approximately three inches (3”) further north at the west end of the lot than shown on the previous survey and approximately
eight feet (8’) further north at the east end of the lot.
The applicant is proposing to amend the approved lot size and the approved conditional use permit development standard calculations (site coverage percentages, landscape area percentages,
etc.) affected by the proposed lot size change. The applicant is also requesting to change the approved front setback calculations to compensate for this surveying error. The applicant
is not proposing to change the approved physical location of the fire station building.
The approved conditional use permit for the new fire station includes 26 off-street parking spaces. Ten of those approved spaces were located along the eastern side of the fire station
building. Upon discovering the front property boundary surveying error, the applicant found that a portion of one parking space would be constructed within the CDOT I-70/Hwy 6 street
right-of-way. To address this issue, the applicant is requesting to amend the existing conditional use permit to relocate one parking space to the western edge of the approved tandem
parking spaces located to the north of the approved fire station building.
Since the Planning and Environmental Commission approval of the fire station conditional use permit, the applicant has also completed their engineering and construction drawings for
the new building. Based upon these drawings, elements of the building will be one-half (1/2”) inch to seven and three-quarters (7-3/4”) inches lower than anticipated on the design development
plans. However, the maximum building height calculation of 45 ft. that is based upon the highest point of the roof has not changed. The applicant is proposing to amend the existing
fire station conditional use permit to reflect these minor changes in building height.
A vicinity map (Attachment A), the Chamonix Master Plan Neighborhood Block Preferred Option (Attachment B), and amended architectural plans (Attachment C) have been attached for review.
III. BACKGROUND
In 2002, the Town of Vail acquired the adjacent Chamonix Parcel in West Vail for the purpose of constructing a fire station and employee housing.
In 2007, the Town of Vail acquired the subject site adjacent to the Chamonix Parcel, based upon a determination that this site was a more optimal location for a new West Vail fire station
than the Chamonix Parcel.
In November 2008, the Town of Vail rezoned the subject site from the Commercial Core 3 District to General Use District through Ordinance No. 26, Series of 2008.
In January 2009, the Vail Town Council adopted the Chamonix Master Plan. The Master Plan established the Neighborhood Block scenario as the preferred option for future employee housing
on the Chamonix Parcel and a new fire station on the subject site.
In January 2009, the Town of Vail issued a request for proposals (RFP) for the design of a new fire station on the subject site. The Town selected the consulting team of Vail Architecture
Group and Belford Watkins Group to design the new fire station. The on-going design development process includes the involvement of a West Vail Fire Station Committee composed of the
consulting team, members of the public, and Town Staff.
On June 22, 2009, the Planning and Environmental Commission held a work session to discuss the preliminary design options/scenarios being considered by the West Vail Fire Station Committee.
In general, the various scenarios being considered by the Committee at that time involved a building with three fire trucks bays, offices, training and conference rooms, on-duty staff
residence quarters, and fire academy residence quarters.
On February 3, 2010, the Design Review Board held a conceptual review of the most recent fire station design concepts. The Board was generally supportive of the overall design direction.
The Board directed the applicant to continue using natural exterior building materials such as stone, rather than exploring alternative materials like decorative concrete.
On February 8, 2010, the Planning and Environmental Commission held a work session to discuss the proposed fire station. The Commission was generally supportive of the fire station
land use; the proposed building height, bulk, and mass; and the preliminary concept of a retaining wall height variance to accommodate the reconstruction of the existing failing walls.
Individual Commissioners noted concerns about the number of proposed public parking spaces and the amount of landscape screening.
On March 16, 2010, the Vail Town Council, in the role of property owner, directed the applicant to proceed forward through the development review process with this proposal. The Town
Council directed the applicant to reduce the number of new trees proposed on the landscape plan.
On March 22, 2010, the Planning and Environmental Commission approved a conditional use permit and retaining wall height variance to allow for the construction of the new West Vail fire
station.
On April 7, 2010, the Design Review Board approved the new construction design review application to allow for the construction of the new West Vail fire station.
In May of 2010, during the preparation of a new final plat for the West Vail fire station and the future Chamonix employee housing sites, the applicant became aware of an error in the
land survey used in creating the approved fire station development plans.
IV. APPLICABLE PLANNING DOCUMENTS
Title 12, Zoning Regulations, Vail Town Code (in part)
ARTICLE 12-9C: GENERAL USE DISTRICT
Section 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.
Section 12-9C-5: Development Standards:
A. Prescribed by Planning and Environmental Commission: In the General Use District, development standards in each of the following categories shall be as prescribed by the planning
and environmental commission:
1. Lot area and site dimensions.
2. Setbacks.
3. Building height.
4. Density control.
5. Site coverage.
6. Landscaping and site development.
7. Parking and loading.
B. Reviewed by Planning and Environmental Commission: Development standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific development
standards shall then be determined by the planning and environmental commission during the review of the conditional use request in accordance with the provisions of chapter 16 of this
title.
CHAPTER 12-16: CONDITIONAL USES PERMITS (in part)
Section 12-16-1: Purpose; Limitations:
In order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a conditional use
permit. Because of their unusual or special characteristics, conditional uses require review so that they may be located properly with respect to the purposes of this title and with
respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious development between conditional
uses and surrounding properties in the Town at large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town
may prescribe to insure that the location and operation of the conditional uses will be in accordance with the development objectives of the Town and will not be detrimental to other
uses or properties. Where conditions cannot be devised, to achieve these objectives, applications for conditional use permits shall be denied.
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."
The Neighborhood Block scheme recommends 26 fire station parking spaces.
V. SITE ANALYSIS
The site specific development 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 conditional use permit application.
Address: 2399 North Frontage Road West
Legal Description: Parcel A, Resub of Tract D, Vail Das Schone Filing 1
Zoning: Housing District
Land Use Plan: Chamonix Master Plan Area
Current Land Use: Public Unstructured Parking
Development Standard Required Approved Proposed
Lot Size per PEC 1.271 acres 1.322 acres
(per proposed plat and corrected survey)
Setbacks (min):
Front (South): per PEC 15 ft. 13 ft.
Rear (North): per PEC 33 ft. no change
Side (West): per PEC 78 ft. no change
Side (East): per PEC 91 ft. no change
Building Height (max) per PEC 45 ft. to highest point no change to highest
roof point
Density Dwelling Units: per PEC 4 shift sleep rooms no change
12 resident dorms
Density GRFA (max): per PEC 5,232 sq.ft. no change
Site coverage (max.): per PEC 17% (9,249 sq.ft.) 16%
Landscape area (min) per PEC 27,176 sq.ft. (49%) 31,618 sq.ft. (55%)
Parking per PEC 26 surface spaces no change
3 apparatus bays no change
VI. SURROUNDING LAND USES AND ZONING
Existing Use Zoning District
North: Future Employee Housing Site Housing District
South: CDOT I-70/HWY 6 Right-of-Way None
East: Gas Station Heavy Service District
West: Residential Two-Family Primary/Secondary District
VII. CONDITIONAL USE PERMIT REVIEW CRITERIA
Before acting on a conditional use permit application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use:
1. Relationship and impact of the use on the development objectives of the Town.
On March 22, 2010, the Planning and Environmental Commission found the initial fire station conditional use permit application to be consistent with the Town’s development objectives.
Staff believes the proposed amendments to the approved conditional use permit are in keeping with the intent of the initial conditional use permit approval. Staff also believes the
proposed amendments comply with the requirements of the General Use District and the Town’s development standards, conform to the recommendations of the Chamonix Master Plan, and will
have a positive relationship and impact on the overall development objectives of the Town.
2. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs.
Staff believes the proposed conditional use permit amendments will have a positive effect of the use on light and air, distribution of population, transportation facilities, utilities,
schools, parks and recreation facilities, and other public facilities needs.
In part, the Planning and Environmental Commission approved the existing conditional use permit for the new West Vail fire station based upon the documented need for this public facility.
Staff believes the proposed amendments to the approved conditional use permit are in keeping with the intent of the initial conditional use permit approval.
The applicant is proposing to amend the approved lot size and effected development standard calculations associated with the proposed final plat in part to establish the easements necessary
to construct the utilities and streets for the coordinated development of the fire station and future employee housing sites.
3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow
from the street and parking areas.
Staff believes the proposed conditional use permit amendments will have a positive effect on traffic with particular reference to congestion, automotive and pedestrian safety and convenience,
traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas.
The existing conditional use permit for the new fire station includes 26 off-street parking spaces. Ten of those approved spaces were located along the eastern side of the fire station
building. Upon discovering the front property boundary surveying error, the applicant found that a portion of one parking space would be constructed within the CDOT I-70/Hwy 6 street
right-of-way. To address this issue, the applicant is requesting to amend the approved conditional use permit to relocate this one parking space to the western edge of the tandem parking
located to the north of the approved fire station building.
The proposed amendments do not alter the approved sidewalks, bus stop, street connection to the future employee housing, or the possibility of a future driveway connection to the adjacent
gas station parking lot.
4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses.
Staff believes the proposed conditional use permit amendments comply with this criterion. Staff believes the applicant is proposing amendments that are consistent with the character
of the neighborhood that will reduce the impacts of the fire station on surrounding uses.
The applicant is proposing to amend the approved lot size and effected development standard calculations associated with a proposed final plat to reconfigure the boundaries between the
fire station site and the future employee housing site. A result of this reconfiguration will be that all approved fire station parking will be located within the boundaries of the
fire station development site.
Due to a land surveying error, the existing fire station conditional use permit allowed a portion of a parking space to be located in what is now know to be CDOT right-of-way. The applicant
is also proposing to relocate this approved parking space from the eastern side of the fire station building to the north side of the building to eliminate this encroachment.
Through the completion of the engineering and construction drawings, the approved building height of the new fire station building will be approximately three feet lower than anticipated
on the design development plans.
VIII. RECOMMENDATION
The Community Development Department recommends the Planning and Environmental Commission approves this request for amendments to an existing conditional use permit. This 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 conditional use permit amendment request, the Community Development Department recommends the Commission pass
the following motion:
“The Planning and Environmental Commission approves this request for amendments to an existing conditional use permit for public buildings and grounds (fire station), pursuant to Section
12-16-10, Amendment Procedures, Vail Town Code, to allow for changes to the approved development plan, 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 setting forth details in regard thereto.”
Should the Planning and Environmental Commission choose to approve this conditional use permit amendment request, the Community Development Department recommends the Commission makes
the following condition(s):
“This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval for the associated amended final plat application and associated design review
change to approved plans application.”
Should the Planning and Environmental Commission choose to approve this conditional use permit amendment 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:
The proposed conditional use permit is in accordance with the purposes of the Zoning Regulations and the General Use.
The proposed conditional use permit and the conditions under which it will be operated or maintained are not detrimental to the public health, safety, or welfare or materially injurious
to properties or improvements in the vicinity.
The proposed conditional use permit complies with each of the applicable provisions of Chapter 12-16, Conditional Use Permit, Vail Town Code.”
IX. ATTACHMENTS
Vicinity Map
Chamonix Master Plan Neighborhood Block Preferred Option
Amended Architectural Plans
Attachment A
Attachment B
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