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HomeMy WebLinkAboutPEC110062 TOV letter on Treetops 2nd floor interpretation 12-20-11 - . u Mauriello Planning Group December 20, 2011 Rachel Dimond Town Planner Town of Vail 75 South Frontage Road Vail, Colorado 81657 Re: Treetops Floor Level Interpretation - 2nd floor Dear Rachel: As you are aware Mauriello Planning Group is working with 450 Buffalo Properties LLC, the owner of the office space (unit x, located on third and fourth story of the building, according to the Condominium Map) within the Treetops Building. In researching the potential uses that are allowable in the building today and with respect to the proposed zoning text amendment application, we believe the interpretation that level three of this building is first floor should be revisited. We believe that the level three of the building should be interpreted as second floor or above according to the Lionshead Mixed Use - 1 District. The result of our interpretation would result in the ability of the owner to apply for a Conditional Use Permit for offices uses as allowed by Town Code. The owner's goal is to be able to attract professional offices and medical oFfices to this space in addition to retail operators. We believe this is aligned with some of the goals expressed by the Town Council by attracting and accommodating medical and other office users. Based on the issues described below, it is very apparent why this space is not attractive to or operate well as a retail space even though retail may have been the original intent for this space in 1984. An estimated 90% of pedestrians are on a course directly for the retail core of Lionshead. Everything about the character of the area and the final destination sends pedestrians directly into the core, bypassing really anything to the east. The proposed streetscape improvements will assist in creating a streetscape aesthetic that is keeping with the Town standards but we don't believe that these improvements will generate new consumer interest in the Treetops commercial space adjacent to it. Ultimately with the grade change and the flow oF pedestrians, the Treetops space will fail as a retail facility due to its location as has been experienced in the past. However, as an office or medical oFfice use it will generate destination traffic to the Lionshead area that will create positive impacts to the area. We arrived at this conclusion using the evidence and analysis provided below. 1 . Unit X, located on level three of the building, is situated such that it sets back from the adjacent pedestrian way by approximately 25' to 70' based on the existing and proposed conditions for the area in front oF the building. Additionally, the elevation of . • . . � • • :. � .. .• . • � the finished floor of Unit X is 8,151' which ranges from 6' to 8' in the change of elevation of the adjacent street and pedestrian-way. Based on this separation from the adjacent sidewalk and street, and the grade separation, we believe this specific space is more characteristic of a second floor rather than a first floor or street level. The pictures below show the grade change and the location oF the space on the third floor. ''�' '� r;��`` :t .� ��, _ ��� �, - . � f �1 �J. ���fi, ��� . � �`��' �� � .s .. I ' .�" ,.y� 'q ��; .5e,. . — � }��¢Y.. ;:: � ., � u � � - . .�. �`�.. 1 �. `'6`t..�'= .� .� �; � " � � � kfi , - . �� M . " �t+� 1>.: ivd .� ` � _ � ' O 41� a^ T : ' � _ r. a � �,.•� 't" _- .... . �.�+-f I '�° S.���',�, � .`c.,_ �_ . �� x "„��„}rpF3� .��.`=--�- ' •I+ ���,.� `�' . _ �'. - - - _�+'�_" � ' -,_ _., �..+,..n�� __.� . . ..* �r!� , ` :� .��� �f � y�� . � � . 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As an example of a similar interpretation, the commercial spaces within the Vail 21 Building have really no horizontal separation From the pedestrian mall, but have an approximately 6' grade change From the pedestrian plaza down to what has for years been considered "garden level" allowing offices uses as a use by right. The similarity to the Treetops situation is the grade change and relative vertical alignment of the space allowing it to be considered something other than first floor or street level. Below is a photograph of the Vail 21 space. We think this shows some precedent for making a similar interpretation to what is being sought at Treetops. 'R_ .� . i� - ".1 s'�� � . 4 , - _ :�, � , . - � �� , -- , ; 1 _ - - , r 3. Based on the grade of the site and with the interpretation that this space is first floor, only about the first 5' of Unit X (on the third level) could be considered first floor as based on grades the remaining floor area would be consider third floor. The photo under #1 above shows the west elevation of the building and how quickly the grades drop oFf. We don't believe it is a very workable circumstance to require the first 5' to be considered first Floor and therefore believe the more reasonable approach is to interpret the space as second floor transitioning to third floor where all of the uses under zoning are consistent. I have attached the condo map for your reference. If the interpretation was made that Unit X of the Treetops Building is located at the second floor, the applicant would convert the current text amendment application to a conditional use permit for office use. In the meantime we would like to proceed with the text amendment on the January 9 PEC hearing date. Let me know if you would like to meet and walk the site together to get a better understanding of issues affecting this interpretation. Sincerely, Dominic F. 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