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HomeMy WebLinkAboutPEC100026 Minor Amendment Written Statement Memo To: Rachel Friede – Planner Town of Vail Community Development From: John G. Martin Date: June 2, 2010 Re: Village Inn Plaza – Commercial Lease Space #602 Parcel Number 210108254031 Subj: Major Amendment to an SDD – Written Statement for submittal NATURE OF THE PROJECT: The property owner/manager (Josef Staufer /Jonathon Staufer) and the tenant (Rick Woo) are proposing to open a restaurant on the second level (pedestrian level) of commercial space in building two of the Village Inn Plaza building which is part of Phase III of Special Development District No.6. The new space will be the accumulation of three different commercial spaces into one with the demolition of two party walls. The overall interior space will house 6 built-in hibachi tables, a sushi bar, a liquor bar, general table seating, and a large commercial kitchen. The mechanical space will be built within the existing exterior walls at the northeast corner of the building (current “Digits” space). A sunken grease trap vault will be built adjacent to the new mechanical room under the pavers area of the pedestrian path in common area. Three locations along the perimeter of the building have been chosen for chimney stacks which will take the hibachi and hood exhaust to the roof. The chimneys will partially enclose the new roof fans masking their visibility. The interior construction converts retail space into restaurant/kitchen space with all its mechanical and spatial complexity. The exterior construction must be performed in the Fall 2010 “shoulder season” and will dovetail in with the construction of an approved HC ramp on the eastern side of the building and the connection to stairs arriving from the Solaris project. The proposal triggers a Major Amendment to an SDD: A 2008 amendment to the SDD which allowed a conversion of 1,237 sq. ft. of commercial space to residential space was approved by the Town of Vail with several conditions. Some of the conditions were subsequently met. The residential conversion space, however, was never built. The proposed kitchen and mechanical room of the restaurant space will now reside in the location where the residential conversion space would have been built. In order to effectively use the space the Ordinance 22 – Series 2008 must be repealed. The amendment will read similar to the following: AN ORIDINANCE REPEALING ORDINANCE NO. 22 SERIES OF 2008 TO -THE CONVERSION OF OFFICE/RETAIL SPACE TO RESIDENTIAL SPACE WHICH WAS NOT BUILT. PROPOSED USES AND DENSITIES: 1,237 sq. ft. of residential GRFA (never built) on the pedestrian level converted back to 1,237 sq. ft. of commercial retail. 3,037 sq. ft. of EXISTING combined retail spaces converted to 3,011 sq. ft. of restaurant/kitchen space and 26 sq. ft. of Common Area (at restrooms expansion for ADA) 22 sq. ft. ADDITION of a 3’ x 2’ chimney over ground and 8’x2’ chimney over basement space – Commercial Common Area. TOTAL SUBTRACTION OF COMMERCIAL AREA = 26 SQ. FT. TOTAL ADDITION OF COMMERCIAL COMMON AREA = 50 SQ. FT. TOTAL ADDITION OF SITE COVERAGE = 6 SQ. FT. DEVELOPMENT STANDARDS AMENDED BY THIS PROPOSAL : Allowable GRFA and Site Coverage for SDD No. 6: Ordinance No. 22, Series of 2008, adopted a major amendment to SDD No. 6, Phase 1, to allow the conversion of 1,237 sq. ft. of retail space to residential which increased the amount of allowable GRFA for SDD No. 6 to 187,798 sq. ft.. Repealing Ordinance No. 6, Series of 200: The allowable GRFA would revert back to 186,561 sq. ft Proposed Ordinance amendment: Request that an additional 22 sq. ft. of GRFA be granted to the project for chimneys. Request that an additional 6 sq. ft. of additional Site Coverage be granted to the project for mech chimneys. In the following diagram, 1,237 sq. ft. residential GRFA (yellow) converts back to commercial GRFA (green): PROPOSED GRFA AND SITE COVERAGE– AREA CALCS: HOW THE PROPOSED DEVELOPMENT DEVIATES FROM THE DEVELOPMENT STANDARDS PRESCRIBED IN THE UNDERLYING ZONE DISTRICT: The underlying zone district is set forth in Ordinance 7 Series of 1976 which establishes the Special Development District 6 and amending the zoning ordinance and the official zoning map. Section 10. Development Standards. A. Lot area and Site Dimensions: 3.455 acres. No Deviation. B. Setbacks: Shall vary as indicated in the original Development Plan Deviation. Old setback at northeast corner 16’. New setback at new east wall chimney: 15’. C. Distances between buildings on adjacent sites: Minimum distance no less than 50 feet. No Deviation. D. Height: The description is complicated. No Deviation. The proposal’s chimneys do not exceed the existing roof height. E. GRFA: Last amendment put the GRFA Not-to-exceed at 187,798 sq. ft. Deviation. Proposal reverts GRFA back to 186,561 sq. ft. (-1,237 sq. ft.) F. Building Bulk Control: Bulk Diagram of Approved Development Plan No Deviation. G. Site Coverage: Shall not exceed 55% of the total site area. Deviation. Proposal asks for 6 sq. ft. of additional site area. H. Usable Open Space: Public Accommodation District, Section 7.508. No Deviation. I. Landscaping and Site Development: At least 30% of the total site area shall be landscape and plaza area. No Deviation. J. Parking and Loading: 1. As required by Public Accommodation District Section 7.510 and Article 14. All required parking shall be within the main building or buildings or beneath accessory decks, plaza and patios except the minimum necessary for registration and temporary loading and unloading. 2. Parking shall be provided for Charter Buses. 3. Loading, delivery, and garbage facilities shall be off-street and within the structure as indicated on the Development Plan. Deviation. See parking summary. ZONING AND LAND USE: Zoning: Special Development District No. 6 and Public Accommodation (PA) District Land Use Plan Designation: Village Master Plan Lot Size: 3.45 acres or 150,282 sq. ft. Development Standard Allowed Existing Proposed GRFA: Per staff memo* 187,798 sq. ft. 186,561 (-1,237 sq. ft.) Retail Area: Per staff memo* 42,329 sq. ft. 43,566 (+1,237 sq. ft.) Setbacks (Bldg 2, Phase III) North: Per Dev Plan** 20’ to bldg. No Change South: Per Dev Plan** 24’ to prop line No Change West: Per Dev Plan ** 0’ to prop line No Change East: Per Dev plan** 16’ to prop line 15’ to prop line Building Height : Per Dev Plan** +or-35.5’ No Change Site Coverage: Per Staff memo* 92,036 sq. ft.(61%) 92,042 sq. ft. (+6 sq. ft.) Landscape Area: Per Staff Memo* 36,433 sq ft.(30%) No Change Employee Housing: The previous employee housing mitigation requirement will be rescinded. Parking: Per Staff Memo* 291 spaces No physical change (See Parking Summary) PARKING SUMMARY: The previous amendment decreased the amount of required parking by 2.81 spaces. Reversing that amendment would add 2.81 spaces back to the project. Vail Village Core Parking Area: Dwelling Unit = 1.4 spaces Eating and Drinking Establishments = 1 space /250 sq. ft. of seating floor area Professional and business offices = 2.7 spaces /1,000 sq. ft. of net floor area Retail Stores, Services = 2.3 spaces /1,000 sq. ft. of net floor area Retail Space Conversion to Restaurant Space Before Conversion: Retail Services = 3,010 sq. ft. x 2.3/1000 = 7 parking spaces Office Spaces = 366 sq. ft. x 2.7/1000 = 1 parking spaces Total = 3,376 sq. ft. = 8 parking spaces After Conversion: Restaurant Seating = 1,450 sq. ft. x 1/250 sq. ft. = 6 parking spaces Office Spaces = 366 sq. ft. x 2.7/1000 = 1 parking space Total = 7 parking spaces Therefore the addition of the restaurant removes 1 parking space from the mix. The area designated for seating floor area (solid green) was determined by the following diagram: 1,450 sq. ft.