HomeMy WebLinkAboutPEC110031 Lodge at Vail Minor Alt Memo 061311 FINALTo: Planning and Environmental Commission
From: Community Development Department
Date: June 13, 2011
Subject: A request for the review of a minor exterior alteration, pursuant to section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for changes to an existing
outdoor dining deck, located at 174 East Gore Creek Drive (Lodge at Vail)/Lots A, B, and C, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC110031)
Applicant: Lodge Properties, represented by Mauriello Planning Group
Planner: Rachel Dimond
I. SUMMARY
The applicant, Lodge Properties, represented by Mauriello Planning Group, is requesting a review of a minor exterior alteration, pursuant to section 12-7B-7, Exterior Alterations or
Modifications, Vail Town Code, to allow for changes to an existing outdoor dining deck, located at 174 East Gore Creek Drive (Lodge at Vail)/Lots A, B, and C, Block 5, Vail Village Filing
1, and setting forth details in regard thereto.
Staff recommends that the Planning and Environmental Commission approve, with conditions, the application, subject to the findings and criteria outlined in Section VII of this memorandum.
For reference, the attachments include a vicinity map (Attachment A), the applicants application materials (Attachment B) and architectural plans (Attachment C).
II. DESCRIPTION OF THE REQUEST
The applicant is requesting a minor exterior alteration for changes to an existing outdoor dining deck. The project also includes the combination of the Wildflower Restaurant and Mickey’s
Bar at the Lodge at Vail into one new restaurant. The existing outdoor dining deck for the Wildflower Restaurant is 1,241 square feet and the proposed dining deck is 1,249 square feet.
The new dining deck includes 695 square feet of uncovered dining deck area and 554 square feet of dining deck proposed to be covered with an awning. The covered dining deck area will
have canvas screens that can be dropped down in inclement weather, allowing the deck to be functional year round. A fire pit with seating is also being proposed adjacent to Eaton Plaza.
The improvements affect landscape area (no net loss), site coverage, parking and employee housing. As a result of the improvements for the new restaurant, there is 482 square feet
of net new seating area, requiring 2 new parking spaces to be added in the surface parking lot as shown
on page 13 of the application materials in Attachment B. To meet the commercial linkage employee housing requirements, which requires a mitigation of 0.97 employees for 716 square feet
of net new floor area, the applicant is proposing to deed restrict a unit in East Vail.
III. BACKGROUND
The Lodge at Vail was constructed in 1962 under the jurisdiction of Eagle County. The International Wing was constructed in 1997.
IV. APPLICABLE PLANNING DOCUMENTS
Title 12, Zoning Regulations, Vail Town Code
12-7B: COMMERCIAL CORE 1 (CC1) DISTRICT:
12-7B-1: PURPOSE:
The commercial core 1 district is intended to provide sites and to maintain the unique character of the Vail Village commercial area, with its mixture of lodges and commercial establishments
in a predominantly pedestrian environment. The commercial core 1 district is intended to ensure adequate light, air, open space, and other amenities appropriate to the permitted types
of buildings and uses. The zoning regulations in accordance with the Vail Village urban design guide plan and design considerations prescribe site development standards that are intended
to ensure the maintenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrianways and public greenways, and to ensure continuation of the building
scale and architectural qualities that distinguish the village.
12-7B-7: EXTERIOR ALTERATIONS OR MODIFICATIONS:
A. Subject To Review: 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:
1. Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by the administrator. Any application
for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations.
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 Comprehensive Applicable 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 CC1 district as specified in section 12-7B-1 of this article; that the proposal is consistent with applicable
elements of the Vail Village master plan, the town of Vail streetscape master plan, and the Vail comprehensive plan; and that the proposal does not otherwise negatively alter the character
of the neighborhood. Further, that the proposal substantially complies with the Vail Village urban design guide plan and the Vail Village design considerations, to include, but not be
limited to, the following urban design considerations: pedestrianization, vehicular penetration, streetscape framework, street enclosure, street edge, building height, views, service/delivery
and sun/shade analysis; and that the proposal substantially complies with all other 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, height, building bulk and mass, site improvements and landscaping.
8. Lapse Of Approval: Approval of a major or minor exterior alteration as prescribed by this article shall lapse and become void two (2) years following the date of approval of the major
or minor exterior alteration by the planning and environmental commission unless, prior to the expiration, a building permit is issued and construction is commenced and diligently pursued
to completion.
9. Design Review Board Review: Any modification or change to the exterior facade of a building or to a site within the CC1 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 CC1 district as specified in section 12-7B-1 of this article; that the proposal substantially complies with the Vail Village design considerations,
and that the proposal does not otherwise alter the character of the neighborhood
Vail Village Master Plan (in part)
The Vail Village Master Plan is based on the premise that the Village can be planned and designed as a whole. The Vail Village Master Plan is intended to be consistent with the Vail
Village Urban Design Guide Plan, and along with the Guide Plan, it underscores the importance of the relationship between the built environment and public spaces.
Furthermore, the Master Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future.
Goals for Vail Village are summarized in six major goal statements. While there is a certain amount of overlap between these six goals, each focuses on a particular aspect of the Village
and the community as a whole. A series of objectives outline specific steps that can be taken toward achieving each stated goal. Policy statements have been developed to guide the
Town’s decision-making in achieving each of the stated objectives.
A series of objectives outline specific steps toward achieving each stated goal. Policy statements have been developed to guide the Town’s decision-making in achieving each of the stated
objectives, whether it be through the review of private sector development proposals, or in implementing capital improvement projects. (Listed in part):
V. GOALS, OBJECTIVES, POLICIES AND ACTION STEPS
GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN ORDER TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY.
Policy 1.1.1: Development and improvement projects approved in the Village shall be consistent with the goals, objectives, policies and design considerations as outlined in the Vail
Village Master Plan and Urban Design Guide Plan.
Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities.
Policy 1.2.2: Development and improvement projects shall be coordinated to minimize the unintended negative consequences associated with construction activity in a pedestrianized, commercial
area. For instance, the noise abatement, project completion guarantees, temporary parking, traffic control, etc.
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 2.1: Recognize the variety of land uses found in the 10 sub-areas throughout the Village and allow for development that is compatible with these established land use patterns.
Objective 2.2: Recognize the importance of Vail Village as a mixed use center of activities for our guests, visitors and residents.
Objective 2.4: Encourage the development of a variety of new commercial activity where compatible with existing land uses.
Policy 2.4.1: Commercial infill development consistent with established horizontal zoning regulations shall be encouraged to provide activity generators, accessible greenspaces, public
plazas, and streetscape improvements to the pedestrian network throughout the Village.
Objective 2.5: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests.
GOAL #3 TO RECOGNIZE AS A TOP PRIORITY THE ENHANCEMENT OF THE WALKING EXPERIENCE THROUGHOUT THE VILLAGE.
Objective 3.1: Physically improve the existing pedestrian ways by landscaping and other improvements.
Policy 3.1.1: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian
ways.
Policy 3.1.3: Flowers, trees, water features and other landscaping shall be encouraged throughout the Town in locations adjacent to, or visible from, public areas.
GOAL #4 TO PRESERVE EXISTING OPEN SPACE AREAS AND EXPAND GREENSPACE OPPORTUNITIES
Objective 4.1: Improve existing open space areas and create new plazas with greenspace and pocket parks. Recognize the different roles of each type of open space in forming the overall
fabric of the Village.
Policy 4.1.2: The development of new public plazas, and improvements to existing plazas (public art, streetscape features, seating areas, etc.) shall be strongly encouraged to reinforce
their roles as attractive people places.
#3-1 Lodge at Vail/International Wing Residential/lodging infill (with ground floor commercial). over International Wing with maximum of 3 stories. Impacts on views to the mountain from
Eaton Plaza should be minimized and a plaza with greenspace area included. Commercial development on ground level to reinforce pedestrian activity and provide a sense of enclosure for
Eaton Plaza. Additional development
on this site may require significant upgrading to fire flow capabilities. Special emphasis on 1.2, 2.3, 2.4, 2.5, 2.6, 3.1, 5.1, 6.1.
Vail Village Design Considerations (in part)
ARCHITECTURE/LANDSCAPE CONSIDERATIONS
Overhangs
Generous roof overhangs are also an established architectural feature in the Village - a traditional expression of shelter in alpine environments. Roof overhangs typically range from
3 to 6 feet on all edges. Specific design consideration should be given to protection of pedestrian ways adjacent to buildings. Tee falls, snow slides, and runoff hazards can be reduced
by roof orientation, gutters, arcades, etc.
Overhang details are treated with varying degrees of ornamentation. Structural elements such as roof beams are expressed beneath the overhangs, simply or decoratively carved. The roof
fascia is thick and wide, giving a substantial edge to the roof.
DECKS AND PATIOS
Dining decks and patios, when properly designed and sited, bring people to the streets, opportunities to look and be looked at, and generally contribute to the liveliness of a busy street,
making a richer pedestrian experience than if those streets were empty.
A review of successful decks/patios in Vail reveals several common characteristics:
- direct sunlight from 11:00 - 3:00 increases use by many days/year and protects from wind
- elevated feet to give views into the pedestrian walk (and not the reverse)
- physical separation from pedestrian walk of to (planter better than a wall) overhang gives pedestrian scale/ shelter. Decks and patios should be sited and designed with due consideration
to: sun; views; wind; pedestrian activity.
Vail Land Use Plan
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town Council. The main purpose of the Land Use Plan is two-fold:
1. To articulate the land use goals of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land use decisions may be made within the Town of Vail. The goals, as articulated within the Land Use Plan,
are meant to be used as adopted policy guidelines in the review process for new development proposals. In conjunction with these goals, land use categories are defined to indicate general
types of land uses which are then used to develop the Vail Land Use Map. The Land Use Plan is not intended to be regulatory in nature, but is intended to provide a general framework
to guide decision making. Where the land use categories and zoning conflict, existing zoning controls development on a site.
Goals and Policies (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.
1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded whenever possible.
1.4 The original theme of the old Village Core should be carried into new development in the Village Core through continued implementation of the Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas).
2.0 Skier/Tourist Concerns
2.1 The community should emphasize its role as a destination resort while accommodating day skiers.
3.0 Commercial
3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs.
3.5 Entertainment oriented business and cultural activities should be encouraged in the core areas to create diversity. More nighttime businesses, on-going events and sanctioned “street
happenings” should be encouraged.
4.0 Village Core / Lionshead
4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to
facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved thorough implementation of the Urban Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and should be preserved. (scale, alpine character, small town feeling, mountains, natural setting, intimate size,
cosmopolitan feeling, environmental quality.)
V. ZONING ANALYSIS
Zoning Designation: Commercial Core 1 District
Land Use Plan Designation: Village Master Plan
Current Land Use: Mixed Use
Lot Size: 2.024 acres/ 88,165 sq. ft.
Development Standard
Allowed/Required
Existing
Proposed
Lot Size
10,000 sq. ft.
88,165 sq. ft.
No change
Setbacks:
None (unless specified in VVMP)
Building Height
48 ft. sloping
48 feet
No change
Site Coverage
70,532 sq. ft./ 80%
14,883 sq. ft./ 17%
14,891 sq. ft./ 17% (+8 sq. ft.)
Landscape Area
No reduction from existing
No change
VI. SURROUNDING LAND USES
Land Use
Zone District
North
Mixed Use
Commercial Core 1
South
Mixed Use
Ski Base/ Recreation 2
East
Mixed Use
Commercial Core 1
West
Residential
High Density Multiple Family
VII. REVIEW CRITERIA
The following are review criteria for an exterior alteration:
1. The proposed exterior alteration is in compliance with the purposes of the CC1 district as specified in Section 12-7B-1; and,
Staff finds that the application is consistent with purpose of the CC1 District because it furthers the purpose to “maintain the unique character of the Vail Village commercial area.”
The application also ensures “the maintenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrianways and public greenways.” This is accomplished
through the utilization of increased landscaping area and covered dining deck that will create a livelier environment around the adjacent public plaza. The deck will continue to have
a landscape buffer as shown on the plans, which will provide additional greenspace for the public greenway, Eaton Plaza.
2. The proposal is consistent with applicable elements of the Vail Village master plan, the town of Vail streetscape master plan, and the Vail comprehensive plan; and
Staff finds that the application is consistent with the applicable elements of the Vail Village Master Plan, Vail Streetscape Master Plan and the Vail Comprehensive Plan.
The application is consistent with the goals, objectives and policies of the Vail Village Master Plan, specifically Objective 1.2, which encourages the “upgrading and redevelopment of…
commercial facilities.” This is an essential component of the proposal, which will reinvent two separate restaurants into one new venue. This also furthers Goal #2, which is “to foster
a strong tourist industry and promote year-round economic health and vitality for the village…” The Vail Village Master Plan Objective 2.4 is to “encourage the development of a variety
of new commercial activity where compatible with existing land uses,” which the application follows by adding more commercial activity adjacent to Eaton Plaza. Objective 2.5 complements
Objective 1.2, emphasizing “upgrading, renovation and maintenance of existing lodges and commercial facilities to better serve the needs of our guests.” More specifically, the enhancements
to the public/private plaza area via the fire pit and seating further Goal #4, which calls for expansion of greenspace opportunities. The proposal is also consistent with the site specific
recommendations of the Vail Village Master Plan, as it calls for “commercial development on the ground level to reinforce pedestrian activity and provide a sense of enclosure for Eaton
Plaza.”
The application is consistent with the Vail Land Use Plan goals for the Village Core, which state “future commercial development should continue to occur primarily in existing commercial
areas” and “the ambiance of the Village is important to the identity of Vail and should be preserved.” The application is putting commercial development within existing development,
and preserves the ambiance of the Village. The application also furthers the Village Core specific goals of the Land Use Plan include the stressed importance of the “ambiance of Vail
Village.” The proposal will continue with
the scale and alpine character while projecting a cosmopolitan feeling that is stressed in goal 4.3.
The Streetscape Master Plan, while applicable, has no recommendations for this specific area. However, the Streetscape Master Plan does mention the need for additional elements in the
street to provide meeting and gathering places. The fire pit and seating area will accomplish this need.
3. The proposal does not otherwise negatively alter the character of the neighborhood; and,
Staff finds that the proposal will positively alter the character of the neighborhood by providing additional livelihood through improved outdoor dining. The new establishment will
also provide a new option for residents and guests, drawing more people to the village to frequent this and other establishments. Further, the scale of the addition to the outdoor dining
deck is appropriate for this neighborhood, as it is similar to the covered dining deck area at Pepi’s. Outdoor dining decks also provide increased livelihood in the neighborhood and
draw pedestrians into an otherwise minor plaza.
4. The proposal substantially complies with the Vail Village urban design guide plan and the Vail Village design considerations, to include, but not be limited to, the following urban
design considerations: pedestrianization, vehicular penetration, streetscape framework, street enclosure, street edge, building height, views, service/delivery and sun/shade analysis;
and
Staff believes the proposed exterior alteration, in general, substantially complies with the Vail Village Urban Design Guide Plan and the Vail Village Design Considerations. Some of
the urban design considerations listed above are not relevant to this proposal, including vehicular penetration and views.
The most applicable elements of the Design Considerations are the overhang and patio/deck sections. The application is consistent with the overhang guidelines that encourage overhangs
to “create a pedestrian focus and divert attention from upper building heights and ‘canyon’ effect.” The changes to the outdoor dining area are in line with the recommendations that
state “physical separation from pedestrian walk to overhang gives pedestrian scale/shelter,” as the decks will be separated by a fence. The outdoor dining area will also have direct
sunlight, views and will be adjacent to pedestrian activity, all in line with the Design Considerations.
The proposal complies with the streetscape framework section, which states “to improve the quality of the walking experience and give continuity to the pedestrian ways…two general types
of improvements adjacent to the walkways are considered:… infill commercial storefronts expansion of existing buildings, or new infill development to create new commercial activity generators
to give street life and visual interest, as attractions at key locations along pedestrian routes.” Similarly, the street enclosure section states that “while building façade heights
should not be uniform from building to building, they should provide a “comfortable” enclosure for the street.” The proposal
complies with these sections as the improvements to the outdoor dining deck will further enclose Eaton Plaza and will generate an improved pedestrian experience.
Further, the street enclosure section states that “pedestrian streets are outdoor rooms whose walls are formed by the buildings. The shape and feel of these ‘rooms’ are created by the
variety of heights and massing (three-dimensional variations) which give much of the visual interest and pedestrian scale unique to Vail.” By adding outdoor dining deck area as well
as the fire pit with outdoor seating, the proposal will enhance the plaza and create an additional “room” through the fire pit area.
Staff believes the proposed design, specifically the massing, bulk and forms meet the intent of these Design Considerations. Specifically, the forms, façade heights and setbacks reinforce,
or generally enhance, the three-dimensional variations apparent in the built form along Bridge Street. In addition, Staff has analyzed the ratio of increased façade height to the width
of Bridge Street (as an ‘outdoor room’) and has found that the design continues to provide a comfortable enclosure, on average (i.e. façade is generally ½ as high as the width of the
space enclosed).
Staff finds the proposal meets the street edge recommendations, which state that “placement of portions of a building at or near the property line is allowed and encouraged to give strong
definition to the pedestrian streets.” The awning over a portion of the outdoor dining area will provide further definition of the building as it relates to the public walkways.
The design furthers the intent of the height recommendations “to encourage height and massing variety and to discourage uniform building heights along the street”, as the design provides
further variation in height via the awning over the dining deck.
The proposal complies with the recommendations on loading and delivery, as loading and delivery is not affected and will continue to occur in the underground loading and delivery bays
at Mountain Plaza.
The proposal complies with the sun/shade requirements that states that “all new or expanded building should not substantially increase the spring and fall shadow pattern (March 21 through
September 23) on adjacent properties or the public ROW. Staff believes the proposed design, although increasing the shadow pattern slightly, meets the intent of this Design Consideration.
The Vail Village Urban Design Guide Plan, while applicable, has no recommendations for this specific area.
5. The proposal substantially complies with all other elements of the Vail comprehensive plan.
Staff finds that the proposal complies will all applicable elements of the Vail Comprehensive Plan, as outlined in Criteria #2 and #4. Further, Staff finds that the
proposal will comply with commercial linkage requirements and parking requirements, as follows:
Employee Housing Provision
Staff has reviewed the proposal for compliance with Chapter 12-23, Commercial Linkage, Vail Town Code, and calculates the mitigation requirement for the proposed new restaurant at the
Lodge at Vail as follows:
Commercial Mitigation Calculation:
716 sq. ft. net new floor area x 6.75 employees/ 1000 sq. ft. of new net floor area * 20% mitigation requirement = 0.97 employees
Fee-in-lieu option: 0.97 employee mitigation requirement x $177,533 = $172,207.01
Deed restriction: A dwelling unit is being proposed to be deed restricted in Pitkin Creek in East Vail. Any unit to be deed-restricted needs to meet the minimum requirements below,
with credit given for additional employees housed:
Type of Unit
Minimum Size
(square feet)
Number of Employees Housed
Dormitory
250
1
Studio
438
1.25
One Bedroom
613
1.75
Two Bedroom
788
2.25
Three+ Bedrooms
1,225
3.5
Parking Mitigation:
Staff has calculated the following changes to the parking requirement the Lodge at Vail, per Chapter 12-10, Vail Town Code:
New/Current Parking Requirement
482 square feet of net new seating area x 1 parking space/ 250 square feet= 1.928 spaces required = 2 spaces required. Both spaces are accommodated in the existing at grade parking
lot, as shown on Page 13 of Attachment B.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends approval, with conditions, of the request for a minor exterior alteration, pursuant to section 12-7B-7, Exterior Alterations or Modifications,
Vail Town Code, to allow for changes to an existing outdoor dining deck, located at 174 East Gore Creek Drive (Lodge at Vail)/Lots A, B, and C, Block 5, Vail Village Filing 1, and setting
forth details in regard thereto.
Should the Planning and Environmental Commission choose to approve this exterior alteration, the Community Development Department recommends the Commission make the following motion:
“The Planning and Environmental Commission approves a minor exterior alteration, pursuant to section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for changes
to an existing outdoor dining deck, located at 174 East Gore Creek Drive (Lodge at Vail)/Lots A, B, and C, Block 5, Vail Village Filing 1, and setting forth details in regard thereto.”
Should the Planning and Environmental Commission choose to approve this exterior alteration and setback variance, the Community Development Department recommends the Commission approve
the following conditions:
“1. This approval is contingent upon the applicant obtaining Town of Vail design review approval for this proposal.
2. The applicant shall provide mitigation for 0.97 employees through a fee-in-lieu payment or deed restricted employee housing unit, per Chapter 12-23, Commercial Linkage, Vail Town
Code, prior to issuance of any certificate of occupancy (temporary or final).”
Should the Planning and Environmental Commission choose to approve the exterior alteration, 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 CC1 district, as specified in Section 12-7B-1; 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.”
IX. ATTACHMENTS
Vicinity Map
Application Materials
Architectural Plans