HomeMy WebLinkAboutPEC110037 FIrst Chair Plat Memo 062711To: Planning and Environmental Commission
From: Community Development Department
Date: June 27, 2011
Subject: A request for the review of a final plat, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for the subdivision of one lot into two lots, located at 600
West Lionshead Circle (First Chair)/Part of Lot 1, Block 1, Vail Lionshead Filing 3, and setting forth details in regard thereto. (PEC110037)
Applicant: Vail Corporation, represented by Mauriello Planning Group
Planner: Rachel Dimond
I. SUMMARY
The applicant, Vail Corporation, represented by the Mauriello Planning Group, is requesting a final review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions, Vail
Town Code, to allow for the subdivision of one lot into two lots, located at 600 West Lionshead Circle (First Chair)/Part of Lot 1, Block 1, Vail Lionshead Filing 3, to create the plat
entitled: “Final Plat, First Chair Subdivision, A Resubdivision Of a Part of Lot 1, Block 1, Vail/Lionshead Third Filing, Town of Vail, County of Eagle, State of Colorado”. As a result
of the subdivision, two lots will be created from one existing lot, which are identified as Lot 1 (Private Parking Lot) and Lot 2 (First Chair Employee Housing). Based on the testimony
presented at this hearing and the criteria review in Section VII of this memorandum, Staff is recommending approval of the applicant’s minor subdivision application with the findings
as listed in Section VIII of this memorandum. For reference, the attachments include a vicinity map (Attachment A), the applicant’s request (Attachment B) and the proposed final plat
(Attachment C).
II. DESCRIPTION OF THE REQUEST
When the First Chair Employee Housing Project was constructed, a surface parking lot not associated with First Chair parking requirements was constructed on the west side of the property.
As a result of the subdivision, two lots will be created from one existing lot, which are identified as Lot 1 (Private Parking Lot) and Lot 2 (First Chair Employee Housing). However,
the two lots would still be considered one development site for zoning purposes. The applicant is proposing to create two lots in order to shift the First Chair development into a housing
trust.
III. BACKGROUND
The subject property was annexed into the Town of Vail by Ordinance No. 8, Series of 1969, which became effective on August 23, 1969.
On December 15, 1998, the Town of Vail adopted the Lionshead Redevelopment Master Plan, which contained site specific recommendations for the North Day Lot.
On September 27, 2004 the Lionshead Core Site (Arrabelle) was approved which removed the Sunbird Lodge containing employee housing. A requirement of the Arrabelle approval and the removal
of the Sunbird Lodge was that 120 employee beds needed to be constructed.
On February 9, 2009, the Planning and Environmental Commission approved the development of the North Day Lot, now known as First Chair Employee Housing Project. The project included
32 employee housing units to satisfy the employee beds required by The Arrabelle, as well as skier drop off and private parking.
During the summer of 2010, the Vail Town Council approved an agreement with Vail Resorts to remove skier drop off from the North Day Lot in exchange for a fee-in-lieu payment to the
Town of Vail. As a result of this agreement, skier drop off components were removed from the site and parking was reconfigured to facilitate a private parking lot with an access easement
for the First Chair Employee Housing Project.
IV. ZONING ANALYSIS
Address/Legal Description: 600 West Lionshead Circle/Lot 1, Block 1, Vail Lionshead Filing 3
Parcel Size: 1.09 acre (47,480.4 sq. ft.)
Zoning: Lionshead Mixed Use 1
Land Use Designation: Lionshead Redevelopment Master Plan
Development Standard Allowed Existing Proposed
Lot Area: 10,000 sq. ft. 47,480.4 sq. ft. Lot 1- 14,801 sq. ft.
Lot 2- 32,670 sq. ft.
Setbacks: 10 ft. North - 30 ft. No change
East- 11 ft.
West- 11 ft.
South- 16 ft.
Building Height: 82.5 ft. max 70.8 ft. max No change
Density: DUs (35/ac.) – 38 NA No change
EHUs (unlimited) 32 units
GRFA: 118,701 sq. ft. None No change
Site Coverage: 33,236 sq. ft. (70%) 13,675 sq. ft. (28.8%) No change
Landscape Area: 9,496 sq. ft. (20%) 18,544 sq. ft. (39%) No change
Parking: 1.4/EHU 40 spaces for EHUs No change
29 spaces in lot
Loading 1 berth 1 berth No change
V. SURROUNDING LAND USES
Land Use
Zone District
North
I-70
N/A
South
Mixed Use
Lionshead Mixed Use 1 District
East
Residential
Lionshead Mixed Use 1 District
West
Hotel
Lionshead Mixed Use 1 District
VI. APPLICABLE PLANNING DOCUMENTS
Title 12: Zoning Regulations, Vail Town Code (in part)
Chapter 4, Minor Subdivision, Title 13 Subdivision Regulations, of the Vail Town Code prescribe the review criteria for a request for a minor subdivision. Pursuant to Section 13-4-2,
Procedure, Vail Town Code, the criteria for reviewing the final plat shall be as contained in Section 13-3-4, Commission Review of Application; Criteria and Necessary Findings, Subdivision
Regulations, Vail Town Code. According to Section 13-4-2C, Review and Action on Plat,
“The Planning and Environmental Commission shall review the plat and associated materials and shall approve, approve with modifications or disapprove the plat within twenty one (21)
days of the first public hearing on the minor subdivision or the minor subdivision will be deemed approved. A longer time period for rendering a decision may be granted subject to mutual
agreement between the Planning and Environmental Commission and subdivider”.
According to Section 13-3-4, Commission Review of Application; Criteria and Necessary Findings, Subdivision Regulations, Vail Town Code, (in part)
“The burden of proof shall rest with the applicant to show that the application is in compliance with the intent and purposes of this chapter, the zoning ordinance and other pertinent
regulations that the planning and environmental commission deems applicable. Due consideration shall be given to the recommendations made by public agencies, utility companies and other
agencies consulted under subsection 13-3-3C of this chapter.”
Vail Land Use Plan (in part)
The goals articulated in the plan reflect the desires of the citizenry. The goal statements that were developed reflect a general consensus of the comments shared at public meetings.
The goals contained in the Vail Land Use Plan are to be used as the Town’s adopted policy guidelines in the review process for new development proposals.
According to the Official Town of Vail Land Use Plan map, the applicant’s proposed redevelopment site is located with the “Lionshead Redevelopment Master Plan” land use category. Pursuant
to the Plan, the “Lionshead Redevelopment Master Plan” land use category description,
“Included in this category are those properties which are identified as being included in the Lionshead Redevelopment Master Plan boundaries. Properties located within this land use
category shall be encouraged to redevelop, per the Master Plan recommendations, as it has been found that it is necessary in order for Vail to remain a competitive four-season resort.
Uses and activities for these areas are intended to encourage a safe, convenient and an aesthetically-pleasing guest experience. The range of uses and activities appropriate in the
Lionshead Redevelopment Master Plan (LRMP) land use category may include skier and resort services, ski lifts, ski trails, base facilities, public restrooms, ticket sales, clubs, public
plazas, open spaces, parking and loading/delivery facilities/structures, public utilities, residential, lodges, accommodation units, deed restricted employee housing, retail businesses,
professional and business offices, personal services, and restaurant uses.”
Lionshead Redevelopment Master Plan (in part)
Chapter 2, Introduction
Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master
planning process.
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense
of place, a personality, a purpose, and an improved aesthetic character.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference
facilities, ice rinks, streetscape, parks and other recreational improvements.
2.3.4 Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and through Lionshead.
2.3.5 Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private
services must be
upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents.
Chapter 5 – Detailed Plan Recommendations
5.9 North Day Lot
While the North Day Lot is a privately own parcel of land, consideration should be given by the owner and the Town to including transportation related uses on the ground floor. Ideally
the uses to be considered for the site should include skier drop-off, local and regional transit, local and regional private shuttles, and charter bus drop-off and pick-up (see figure
5-13). By relocating these functions from their existing locations to easily accessible locations, this would improve the quality of vehicular and pedestrian circulation in Lionshead
and create a significant new pedestrian portal into the center of the Lionshead retail mall. Based upon the results of the traffic study (see appendix A), the dispersed transportation
facilities may include:
Skier drop-off: Nine spaces are recommended at a minimum, but more should be built if possible to accommodate other program elements.
Town of Vail transit: Two bus spaces are recommended to accommodate the West Vail transit loop and the possibility for an eastbound in-town shuttle stop.
Regional transit: One bus space is recommended
Charter buses: Three to four bus spaces are recommended.
Local and regional shuttles: Four shuttle van spaces are recommended at a minimum.
It should be noted that the North Day Lot is a small parcel of land and that the location and shape of this parcel may not allow for all of the uses identified above without having significant
implications to traffic circulation patterns and the owners ability to develop the site with a quality development as allowed under zoning for the property (the site is considered one
development site for the purposes of zoning). There needs to be a balance between the development goals for the property and the impact of public uses on those goals. In order to meet
the obligations of agreements regarding the Arrabelle project (core site), at a minimum skier drop off must occur on this site. As discussed below, the Lionshead parking structure and
West Lionshead also provide opportunities for some of the transportation functions identified above.
Given the impacts of a public transportation use and to maximize the opportunities for employee housing on the property, development standards such as site coverage, landscape area,
north side setbacks, and building height may be adjusted to afford more flexibility to the property owner (see section 4.9.4.3) and approved by the Planning and Environmental Commission.
In order to create more efficiency with the site development and to mitigate for the presence of a public transportation facility on private property, the Town may allow for encroachment
of uses on the parcel of land owned by the Town on the north side of the north day lot. This encroachment may also help to mitigate impacts to adjacent properties to the south by maintaining
adequate setbacks. There may be a need to
move or enhance the pedestrian bridge abutment and access as part of the transportation facility.
A critical consideration in the planning and design of this facility will be its impact on the adjacent Landmark Tower and Townhomes and the Westwind depicted in figure 5-13a, a linear
building, screen, and/or landscape buffer is recommended at the southern edge of the site to screen the lower levels of the Landmark properties from the transportation facility. If
necessary to provide adequate buffering a wall or fence in excess of 6’ could be considered. This screen could house a bus shelter and waiting area, an information center, public restrooms,
a small food and beverage operation, and an elevator core to the pedestrian mall level for ADA access needs. To the east, earthwork, landscaping, and/ or other screening measures should
be considered to buffer the Westwind.
The dispersed transportation facility may be covered by employee housing or other uses contemplated by the Lionshead Mixed Use Zoning -1 and any exemptions/deviations discussed herein.
Specifically, the design of the transportation center should address all impacts: visual, security, sound, and smell that may affect adjacent properties. Both the Westwind and the Landmark
should be closely involved in the transit center planning and design process.
Since the adoption of the Lionshead Master Redevelopment Plan, plans were developed to locate a Transit Center at the North Day Lot. Integrating the number of uses mentioned above and
addressing the neighborhood concerns regarding a transit center prompted the Town of Vail to evaluate alternative locations for a transit center.
Alternative locations include:
West Lionshead
Lionshead Parking Structure
North Day Lot
In 2006, the Town of Vail initiated an update of the Vail Transportation Master Plan. In addition, the Town initiated a development competition for the Lionshead Parking Structure
which would include a transit facility. It is recommended that the Transportation Master Plan update along with the conclusion of the Lionshead Parking Structure RFP process provide
direction on the ultimate location for a Lionshead Transit Facility.
VII. REVIEW CRITERIA
The following are review criteria for a minor subdivision, as outlined in Section 13-3-4, Vail Town Code:
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
Staff finds the proposed subdivision is consistent with all applicable elements of the adopted goals, objectives and policies outlines in the Vail Comprehensive Plan and is compatible
with the development objectives of the Town. Specifically, the subdivision will allow for the placement of First Chair into a housing trust, which will further the goals of preserving
employee housing within the Town of Vail. This will further the purpose of the Lionshead Redevelopment Master Plan land use designation, which states that “uses and activities for these
areas are intended to encourage a safe, convenient and an aesthetically-pleasing guest experience.” Ensuring employee housing remains on this site through a housing trust will further
enhance the guest experience in Lionshead.
The extent to which the proposed subdivision complies with all of the standards of this title, as well as, but not limited to, title 12, "Zoning Regulations", of this code, and other
pertinent regulations that the planning and environmental commission deems applicable;
Staff finds that the proposed subdivision is in compliance with all standards of Title 13, Subdivision Regulations, and Title 12, Zoning Regulations, Vail Town Code. Because the two
lots will be considered one development site, there are no changes to any development parameters except lot size. The minimum lot size in the LMU-1 District is 10,000 square feet, and
both Lot 1 (14,810 square feet) and Lot 2 (32,670 square feet) are in compliance with this requirement. There are no requirements in the LMU-1 District for street frontage.
The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and
Staff finds the proposed subdivision presents a harmonious, convenient, workable relationship among land uses that is consistent with municipal development objectives. Specifically,
the subdivision of First Chair from the parking lot will allow First Chair to be placed into a housing trust that will further the Town’s development objective of preserving employee
housing within the Town. The subdivision also provides an access easement through Lot 1 for First Chair residents, which will allow a workable relationship between the two land uses.
The extent of the effects on the future development of the surrounding area; and
Staff finds the proposed subdivision will have no effects on the future development of the surrounding area. Further, the proposed subdivision will not have any effect on the future
development of the two lots, as they will be treated as one development site and the lots will have the same development potential as it does today.
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 finds the proposed subdivision will not cause any inefficiency in the delivery of public services and will not require duplication or premature extension of public services, and
will not result in a leapfrog pattern of development. This is due to the fact that the subdivision will not change the current or future development patterns of the site, as they will
be treated as one development site.
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
Staff finds that the initial review of First Chair confirmed that the utility lines are sized to serve a complete build-out of the site, which does not change from the subdivision of
the property.
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 finds that the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole, because the subdivision will
allow the placement of First Chair into a housing trust. Further, the development potential of the site will not change, providing for the growth that is detailed in the Lionshead Redevelopment
Master Plan.
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
Staff finds the proposed subdivision will not result in any adverse impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation,
riparian corridors, hillsides and other desirable natural features.
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 that the Planning and Environmental Commission approves the request for final review of a final plat. Should the Planning and Environmental
Commission choose to approve the request for review of a minor subdivision, Staff recommends the following motion be made:
“Based on the evidence and testimony presented at this hearing and the review criteria in Section VII of this memorandum, the Planning and Environmental Commission hereby approves a
request for a final plat, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for the subdivision of one lot into two lots, located at 600 West
Lionshead Circle (First Chair)/Part of Lot 1, Block 1, Vail Lionshead Filing 3, and setting forth details in regard thereto.”
Staff’s recommendation is based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, subject to the following findings:
“Upon review of the request for a minor subdivision to create the “Final Plat, First Chair Subdivision, A Resubdivision Of a Part of Lot 1, Block 1, Vail/Lionshead Third Filing, Town
of Vail, County of Eagle, State of Colorado” the Planning and Environmental Commission finds:
1. That the subdivision is in compliance with the criteria listed in Section 13-3-4, Vail Town Code; and
2. That 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;
and
3. That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and
4. That 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
Applicant’s Request
Proposed Final Plat