HomeMy WebLinkAboutPEC110025 PEC110035 Village Center Minor alteration variance 061311To: Planning and Environmental Commission
From: Community Development Department
Date: June 13, 2011
Subject: A request for the review of an exterior alteration, pursuant to Section 12-7C-5, Exterior Alterations or Modifications, Vail Town Code, and a setback variance from Section
12-7C-8, Setbacks, Vail Town Code, pursuant to Section 12-17, Variances, Vail Town Code, to allow for the addition of an elevator and associated equipment to an existing building within
the setback, located at 124 Willow Bridge Road (Building A, Village Center Condominiums)/ Lot K, Block 5E, Vail Village Filing 1, and setting details in regards thereto. (PEC110025,
PEC110035)
Applicant: Village Center Condo Assoc., represented by K.H. Webb Architects
Planner: Rachel Dimond
I. SUMMARY
The applicant, Village Center Condominium Association, represented by K.H. Webb Architects, is requesting a review of an exterior alteration, pursuant to Section 12-7C-5, Exterior Alterations
or Modifications, Vail Town Code, and a setback variance from Section 12-7C-8, Setbacks, Vail Town Code, pursuant to Section 12-17, Variances, Vail Town Code, to allow for the addition
of an elevator and associated equipment to an existing building within the setback, located at 124 Willow Bridge Road (Building A, Village Center Condominiums)/ Lot K, Block 5E, Vail
Village Filing 1, and setting details in regards thereto.
Based upon Staff’s review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval,
with a condition, of this application subject to the findings noted in Section VIII of this memorandum. For reference, the attachments include a vicinity map (Attachment A) and architectural
plans (Attachment B).
II. DESCRIPTION OF THE REQUEST
The applicant is requesting an exterior alteration and setback variance to facilitate the installation of an elevator and associated elevator equipment room on the northeast side of
Building A at Village Center. The elevator will service all levels of Building A, allowing for improved accessibility. The elevator itself creates a footprint of 70 square feet, and
goes from one level below grade to the third (top) level. The 64 square foot
elevator equipment room will be completely below grade, with landscaping above the room. The proposed addition will add 134 square feet of site coverage, and will reduce landscaping
by 70 square feet. The addition of site coverage and reduction in landscaping will be in compliance with the zoning requirements of the Commercial Core 2 District. The location of
the elevator and equipment room on the northeast corner of the site requires two variances. The elevator and equipment room will encroach 4 feet into the 10 foot rear (east) setback
and the below grade equipment room encroaches 7.5 feet into the side (north) setback (with no above grade encroachment into the side (north) setback).
III. BACKGROUND
Village Center was constructed in 1973 under Town of Vail jurisdiction, but prior to the adoption of the Zoning Regulations. Village Center has been remodeled multiple times since,
with changes to the façade and site, but no additional gross residential floor area to residential units.
IV. APPLICABLE PLANNING DOCUMENTS
ARTICLE 12-7C. COMMERCIAL CORE 2 (CC2) DISTRICT
12-7C-1: PURPOSE:
The commercial core 2 district is intended to provide sites for a mixture of multiple dwellings, lodges and commercial establishments in a clustered, unified development. Commercial
core 2 district in accordance with the Vail Village urban design guide plan and design considerations, as adopted in section 12-7C-15 of this article is intended to ensure adequate light,
air, open space and other amenities appropriate to the permitted types of building and uses and to maintain the desirable qualities of the zone district by establishing appropriate site
development standards.
12-7C-5: EXTERIOR ALTERATIONS OR MODIFICATIONS:
A. Review Required: The construction of a new building, the alteration of an existing building which adds or removes any enclosed floor area, the alteration of an existing building which
modifies exterior rooflines, the replacement of an existing building, the addition of a new outdoor dining deck or the modification of an existing outdoor dining deck shall be subject
to review by the planning and environmental commission (PEC) as follows:
5. Hearing: The public hearing before the planning and environmental commission shall be held in accordance with section 12-3-6 of this title. The planning and environmental commission
may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission
may be appealed to the town council in accordance with section 12-3-3 of this title.
6. Compliance With Applicable Comprehensive Plans: It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission
that the proposed exterior alteration is in compliance with the purposes of the CC2 district as specified in section 12-7C-1 of this article, that the proposal is consistent with applicable
elements of the Vail Village urban design guide plan and the Vail Village design considerations, and that the proposal does not otherwise negatively alter the character of the neighborhood;
and that the proposal substantially complies with all other applicable elements of the Vail comprehensive plan.
7. Approval: Approval of an exterior alteration under subsections A5 and A6 of this section shall constitute approval of the basic form and location of improvements including siting,
building setbacks, bulk, height, building bulk and mass, site improvements and landscaping.
9. Design Review Board Review: Any modification or change to the exterior facade of a building or to a site within the CC2 district shall be reviewed by the design review board in accordance
with chapter 11 of this title.
B. Compliance Burden: It shall be the burden of the applicant to prove by a preponderance of the evidence before the design review board that the proposed building modification is in
compliance with the purposes of the CC2 district as specified in section 12-7C-1 of this article; that the proposal substantially complies with the Vail Village design considerations
or that the proposal does not otherwise alter the character of the neighborhood.
12-7C-8: SETBACKS:
In the CC2 district the minimum front setback shall be ten feet (10'); the minimum side setback shall be ten feet (10'); and the minimum rear setback shall be ten feet (10') unless
otherwise specified in the Vail Village urban design guide plan and design considerations.
Vail Village Master Plan
#1-7 Village Center Road Improvements
Redesign of intersection as shown on the Vail Village Urban Design Guide Plan. Goal of this project is to create a visual landscape barrier to prevent unnecessary vehicular traffic.
Bus, delivery and pedestrian traffic must also be accommodated in this design. Special emphasis on 3.1, 3.2, 5.3, 5.4.
V. ZONING ANALYSIS
Physical Address: 124 Willow Bridge Road
Legal Address: Lot K, Block 5E, Vail Village Filing 1
Zoning Designation: Commercial Core 2 District
Land Use Plan Designation: Village Master Plan
Current Land Use: Residential
Lot Size: 30,430 square feet
Geologic Hazards: None
Development Standard
Allowed/Required
Existing
Proposed
Lot Size
10,000 sq. ft.
30,430 sq. ft.
No change
Setbacks (min):
-Front (west)
-Sides (north/south)
-Rear (east)
10 ft.
10 ft.
10 ft.
17 ft.
2.5 ft. /15 ft.
10 ft.
10 ft.
2.5 ft.* / 15 ft.
6 ft.
Building Height (max):
48 ft. sloping
43 feet
No change**
Site Coverage (min):
21,301 sq. ft. (70%)
14,971 sq. ft. (49%)
15,105 sq. ft. (50%)
Landscape Area (min):
6,086 sq. ft. (20%)
9,129 sq. ft. (30%)
9,059 sq. ft. (30%)
*Equipment room will encroach to same non-conforming side setback below grade only.
**Elevator is 33 feet tall.
VI. SURROUNDING LAND USES
Land Use
Zone District
North
Mixed Use
Commercial Core 2
South
Gore Creek
Outdoor Recreation
East
Mixed Use
Public Accommodations
West
Mixed Use
Public Accommodations
VII. REVIEW CRITERIA
The following are review criteria for an exterior alteration or modification:
1. The proposed exterior alteration is in compliance with the general and specific purposes of the zoning regulations as specified in Section 12-1-2, Purpose, Vail Town Code; and,
Staff finds that the application is consistent with the general and specific purposes of the Zoning Regulations. Specifically, the application promotes “health, safety and welfare”
with the installation of an elevator that will provide ADA access to the upper units. The
application also furthers the purpose that calls for continued improvement to Vail to facilitate the “high-end resort.”
2. The proposal is consistent with applicable elements of the Vail Comprehensive Plan; and,
Staff finds that the application is consistent with the applicable elements of the Vail Comprehensive Plan, which includes the Vail Village Master Plan, Urban Design Guide Plan, Design
Considerations and the Vail Land Use Plan. There are no relevant sub-area concepts in the Vail Village Master Plan or Urban Design Guide Plan. The application is consistent with the
Design Considerations, which call for the use of colors “found in the surrounding mountain backdrop.” There are no other applicable elements of the Design Considerations. The application
furthers the Vail Land Use Plan goals and objectives, including Objective 1.1, to “encourage the upgrading and redevelopment of residential and commercial facilities” and Goal 1.3, that
“the quality of development should be maintained and upgraded whenever possible.”
3. The proposal does not otherwise negatively alter the character of the neighborhood; and,
Staff finds that the proposal does not otherwise negatively alter the character of the neighborhood, as there is enough buffer between the proposed elevator and the adjacent Austria
Haus due to the placement of the Austria Haus driveway. The distance between the elevator and the Austria Haus is approximately 40 feet.
The following are review criteria for the setback variance:
1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity.
Staff finds that the requested variance will not negatively impact the existing and/or potential uses and structures in the vicinity. While the elevator shaft will be closer to the
adjacent Austria Haus, the Austria Haus’ driveway continues to provide a buffer of approximately 40 feet between the buildings. Further, due to the fact that many structures in Vail
Village have zero setback lines as established by the Vail Village Urban Design Guide Plan, the encroachment into the setback will have limited visual impact.
2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among
sites in the vicinity, or to attain the objectives of this title without grant of special privilege.
The purpose of the variance is to facilitate an elevator for safety and access. The proposed variance is the minimal amount necessary to facilitate the construction of the elevator
and will not grant special privilege. Further, installation of the elevator will provide uniformity among sites in the vicinity, most of which have elevator access to
residential units. The proposed location for the elevator was the only location possible for installation due to common hallway configurations, grade change, and other site constraints
such as existing location of stairwells and walkways.
3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety.
Staff finds that the requested variance will not have any effects on distribution of population, transportation and traffic facilities, public facilities and utilities. Staff finds
the requested variance will have a minor effect on light and air, as the bulk and mass of the building will slightly increase. Further, public safety will be positively impacted, as
the building will be safer with improved access.
4. Such other factors and criteria as the commission deems applicable to the proposed variance.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends approval, with conditions, of the request for an exterior alteration, pursuant to Section 12-7C-5, Exterior Alterations or Modifications,
Vail Town Code, and a setback variance from Section 12-7C-8, Setbacks, Vail Town Code, pursuant to Section 12-17, Variances, Vail Town Code, to allow for the addition of an elevator
and associated equipment to an existing building within the setback, located at 124 Willow Bridge Road (Building A, Village Center Condominiums)/ Lot K, Block 5E, Vail Village Filing
1, and setting details in regards thereto.
Should the Planning and Environmental Commission choose to approve the exterior alteration and setback variances, the Community Development Department recommends the Commission make
the following motion:
“The Planning and Environmental Commission approves an exterior alteration, pursuant to Section 12-7C-5, Exterior Alterations or Modifications, Vail Town Code, and a setback variance
from Section 12-7C-8, Setbacks, Vail Town Code, pursuant to Section 12-17, Variances, Vail Town Code, to allow for the addition of an elevator and associated equipment to an existing
building within the side and rear setback, located at 124 Willow Bridge Road (Building A, Village Center Condominiums)/ Lot K, Block 5E, Vail Village Filing 1, and setting details in
regards thereto.”
Should the Planning and Environmental Commission choose to approve the exterior alteration and setback variances, the Community Development Department recommends the Commission imposes
the following condition:
“1. This approval is contingent upon the applicant obtaining Town of Vail design review approval for this proposal.”
Should the Planning and Environmental Commission choose to approve the exterior alteration and variances, the Community Development Department recommends the Commission makes the following
findings:
“The Planning and Environmental Commission finds:
That the proposed exterior alteration is in compliance with the purposes of the Zoning Regulations, as specified in Section 12-1-2, Purpose, Vail Town Code; and
That the proposal is consistent with applicable elements of the Vail Comprehensive Plan; and
That the proposal does not otherwise negatively alter the character of the neighborhood.
That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone district.
That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.
That the variance is warranted for one or more of the following reasons:
a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives
of this title.
b. There are exceptional or extraordinary circumstances or conditions applicable to the site of the variance that do not apply generally to other properties in the same zone district.
c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone
district.”
IX. ATTACHMENTS
Vicinity Map
Architectural Plans
Attachment A
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