HomeMy WebLinkAboutComm Equip EHU Text Amendment 061311To: Planning and Environmental Commission
From: Community Development Department
Date: June 13, 2011
Subject: A request for a recommendation to the Vail Town Council for prescribed
regulations amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, for corrections to Section 12-6F-3, Conditional Uses, Vail Town Code, to allow communications antennas
and appurtenant equipment as a conditional use in the Low Density Multiple Family Districts; and for prescribed regulations amendments, pursuant to Section 12-3-7, Amendment, Vail Town
Code, for corrections to Section 12-6E-2, Permitted Uses; Section 12-6F-2, Permitted Uses; Section 12-6G-2, Permitted Uses; and Section 12-13-4, Requirements by Employee Housing Unit
(EHU) Type, Vail Town Code, to allow Type III Employee Housing Units (EHUs) as a permitted use in the Residential Cluster (RC), Low Density Multiple Family (LDMF), and Medium Density
Multiple Family (MDMF) Districts, and setting forth details in regard thereto. (PEC110023)
Applicant: Town of Vail
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, to allow for the alteration of an existing building which adds enclosed floor area (elevator), 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.
Staff recommends that the Planning and Environmental Commission approves, 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) and architectural plans (Attachment
B).
II. DESCRIPTION OF THE REQUEST
The applicant is requesting an exterior alteration that will add X square feet of common space for 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 X square feet, and goes from one level below grade to the third/top level. The X square foot elevator equipment room will be completely below grade, with landscaping above the room.
The proposed addition will add X square feet of site coverage, and will reduce landscaping by Y square feet. The addition of site coverage and reduction in landscaping will be in compliance
with zoning requirements.
III. BACKGROUND
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.
V. ZONING ANALYSIS
Zoning: Commercial Core 2 District
Land Use Plan Designation: Village Master Plan
Current
Land Use: Mixed Use
Development Standard
Allowed/Required
Existing
Proposed
Lot Size
10,000 sq ft
No change
Setbacks:
-Front
-Sides
-Rear
Building Height
GRFA
Density
Site Coverage
Landscape Area
Parking
VI. SURROUNDING LAND USES
VII. REVIEW CRITERIA
It shall
be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission that:
1. The proposed exterior alteration is in compliance
with the purposes of the CC1 district as specified in Section 12-7B-1, Vail Town Code; and,
Staff finds the proposed exterior alteration is in compliance with the purpose of the
CC1 District, as the proposal will “maintain the unique character of the Vail Village Commercial Area.” Further, the application is consistent with the Vail Village Urban Design Guide
Plan’s Design Consideration that “bay, bow and box windows are common window details, which further variety and massing to facades - and are encouraged”.
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 specific sub-area concepts in the Urban Design Guide Plan for Vail Village relevant to this proposal. As stated above, the Design
Considerations encourage “window details, which further variety and massing to facades,” which in turn supports this application. Further, the application is consistent with the element
of the Design Considerations that recommends the illusion of movement and articulation of facades. 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 are existing bay windows below the proposed bays on the second floor. The proposal will positively impact the character of the neighborhood by improving
the Mill Creek Court Building.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends approval, with conditions, of the request for an exterior alteration pursuant
to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the addition of enclosed floor area, located at 302 Hanson Ranch Road, Unit 301 (Mill Creek Court
Building)/ Lot I, Block 5A, Vail Village Filing 5, and setting details in regards 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 an exterior alteration, pursuant to Section
12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the addition of enclosed floor area, located at 302 Hanson Ranch Road, Unit 301 (Mill Creek Court Building)/
Lot I, Block 5A, Vail Village Filing 5, and setting details in regards thereto.”
Should the Planning and Environmental Commission choose to approve this exterior alteration, 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. Prior to the issuance of a building permit, the applicant shall mitigate the impacts on employee housing resulting from the construction of 49 square feet of new
gross residential floor area in accordance with the provisions of Chapter 12-24, Inclusionary Zoning. ”
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 of the Zoning
Regulations; 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
Photos of Existing Structure
Letter from the applicant
Architectural Plans