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HomeMy WebLinkAboutPEC110062 Treetops floor determination 010612 4' � 8 R/�Y� T� { i.•..�j.1 7,,.,,e^� - �c:.rl ��rRkfFflNtf'.7 e�{�{ r�F1�t,NprfiJ[t f�-"rh°�rJ��.�r,ire�! 7r2l:� i_n2�ia���rr�i�15`if�5-� !J:FJ1.-}"+J_yPf�i�Y ;����a�.;!.r':�����r!�c i'�r.at %r, '1-'�J,i.''!e',.`_? January 6, 2012 Dominic Mauriello Mauriello Planning Group Sent via email to: dominic@mpgvail.com RE: Determination of first floor or street level at Treetops Unit X Dear pominic, In response to your letter dated December 20, 2011 re: Treetops Floor Level Interpretation —2na floor, Staff has determined that the portion of Unit X on Level Three as described on the Condominium Map of Treetops Plaza & Garage Condominiums as recorded in Eagle County on April 23, 1993 is the first floor or street level as defined by the Town of Vail Zoning Regulations. The definition of first floor or street level in Section 12-2-2, Vail Town Code, is as follows: `FIRST FLOOR OR STREET LEVEL: For the purposes of implementing horizontal zoning within specific zone districts, first floor or street level shall be any floor, or portion of any floor, of a structure /ocated at or nearest to (either above or below) the level of the adjacent vehicular or pedestrian way, as determined by the administrator or the planning and environmental commission. More than one floor, or portion of floors, may be defined as first floor or street level within a single structure." According to Map H (attached) in the Lionshead Redevelopment Master Plan, the walkway in front of the Treetops Plaza is considered a designated pedestrianway. Further, Map P (attached) designates the area directly in front of Treetops Plaza as part of the pedestrian mall in Lionshead. Staff has determined that the portion of Unit X on Level Three on the condominium map is located adjacent to a pedestrianway, thus meets the definition of first floor or street level. The upper level of Unit X is the second floor. If you wish to appeal this decision, you may do so by submitting a Town of Vail Appeals Form to the Community Development Department within twenty (20) days of the date of this letter. If you have any further questions, do not hesitate to contact me. Best, Rachel Dimond Town Planner RDimond(a�vailqov.com Direct phone: (970)479-2440 �-i;-T,�i��+�s°- - u."_ _ � �_ �,� - � G' -��—:�Jrr _-��' � � . 3 ` �'��-`— -=:,,�,` ' e. a,' _ . ._ _ _ �., „_. : -.-_s _--=� �, -<._ : , 4 , �, °-- -- � -.. _ :.. . - - , .__ __ __ �' �; f,: - ~` - _ _ - -- - . � � �+ +r� � �'' . - ^_l%'� �: ,�'+.;�' r---" .��: �f ,�� ! t{ � % .. - _�+' `. �.: �f 'r.� ��`. _ iY I • _ � -��+r - - '6 f r h r r r =� Fi 1����,`.; •�,+'- �.-----.—��'�.s', s � , -w�� f.-l+v. 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T � ... � n�. `� � ;f;Y_ � �� > y� _�-' �4 - ��-a__ u , � _ _ > _ J - . 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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