HomeMy WebLinkAboutPEC120009 Morton Bull Minor Exterior Alteration 030712 To: Planning and Environmental Commission From: Community Development Department Date: March 12, 2012 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 the addition of two bay windows, located at 302 Hanson Ranch Road, Units 303/306 & 402/403 (Mill Creek Court Building) /Lot 1, Block 5A, Vail Village Filing 5, and sett ing forth details in regard thereto. (PEC120009) Applicant: Bill and Mary Kay Morton & Nicholas and Katusha Bull Planner: Rachel Dimond I. SUMMARY The applicants are requesting review of a minor exterior alteration for the following: • Addition of two (2) bay windows on the east side of the building, each adding 38 square feet of GRFA to U nit 303/306 and U nit 402/403, adding 28 square feet of site coverage • Because allowable density has been exceeded (both GRFA and dwelling units/acre), these addition s are permitted as 250 addition s , per 12 -15 -5, Vail Town Code • Deck connection between Units 303 and 306 on southeast corner of building to match deck above Staff recommends the Planning and Environmental Commission approve , with conditions, the major exterior alteration, subject to the findings and criteria outlined in Section VII of this memorandum. For reference, the attachments include a vicinity map (Attachment A), photos (Attachment B), a letter from the applicant (Attachment C) and architectural plans (Attachment D). I I. BACKGROUND • The Mill Creek Court Building was constructed in 1965.
Town of Vail Page 2 • The building footprint is less than one foot off the property in multiple locations, with some encroachment into right -of -way. • On February 21, 2012, the Vail Town Council granted the applicants permission to proceed through the development review process with improvements on Town property. • On March 7, 2012, the Design Review Board approved the addition with a condition of PEC ap proval. III. ZONING ANALYSIS Zoning: Commercial Core 1 District Land Use Plan Designation: Village Master Plan Current Land Use: Mixed Use Development Standard Allowed/Required Existing Proposed Lot Area: 5,000 sq ft 10,039 sq ft no change Setbacks: Front: Sides: Rear: No setbacks per Vail Village Urban Design Guidelines 1 ft 1 ft 1 ft no change over property line no change Building Height: 60% ≤33 ft 40% 33 -43 ft 100% ≤33 ft no change GRFA: 8,312 sq ft (80%) 10,469 sq ft (104%) 38 sq ft of 250 addition X 2 DU= 76 sq ft addition Density: 25 DU/acre = 5 DU 48 DU/acre = 11 DU no change Site Coverage: 8,312 sq ft (80%) 6,384 sq ft (63%) 6,412 sq ft (63.9%) +28 sq ft (10 sq ft off site) Landscape Area: No net loss 3,714 sq ft (37%) No change IV . SURROUNDING LAND USES Land Use Land Use Designation Zoning North: Residential Village Master Plan High Density Multiple Family District South: Lodge Village Master Plan Public Accommodations District East: Parking/Park Village Master Plan Parking District West: Open Space Village Master Plan Outdoor Recreation District
Town of Vail Page 3 V. APPLICABLE PLANNING DOCUMENTS TITLE 12 ZONING REGULATIONS (IN PART) Section 12 -7B Commercial Core 1 (CC1) District (in part) 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 District 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 a rea, 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). 12 -7B -20: VAIL VILLAGE URBAN DESIGN PLAN: A. Adoption: The Vail village urban design guide plan and design considerations are adopted for the purposes of maintaining and preserving the character and vitality of the Vail village (CC1) and to guide the future alteration, change and improvement in CC1 district. Copies of the Vail village design guide plan and design considerations shall be on file in the department of community development. Vail Village Master Plan 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 unde rscores 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
Town of Vail Page 4 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. The stated goals of the Vail Village Master Plan which pertain to this application are included in Section VI of this memorandum . Vail Village Design Considerations: Facades - Windows Bay, bow and box windows are common window details, which further variety and massing to facades - and are encouraged. VI . 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 a nd 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.”
Town of Vail Page 5 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 in other areas of the building, a nd the proposed deck connection mimics a similar feature above . The proposal will positively impact the character of the neighborhood by improving the Mill Creek Court Building. VII . STAFF RECOMMENDATION • The Community Development Department recommends approval, with conditions. • 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, Units 303/306 & 402/403 (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. Prior to the issuance of a building permit, the applicant s shall mitigate the i mpacts on employee housing resulting from the construction of 76 square feet of new gross residential floor area in accordance with the provisions of Chapter 12 -24, Inclusionary Zoning. 2. The applicant shall enter into an encroachment agreement with the Town of Vail for improvements on Town of Vail property prior to issuance of any certificate of occupancy.” • 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: 1. 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
Town of Vail Page 6 2. That the proposal is consistent with applicable elements of the Vail Comprehensive Plan; and 3. That the proposal does not otherwise negatively alter the character of the neighborhood.” IX. ATTACHMENTS A. Vicinity Map B. Photos of Existing Structure C. Letter from the applicant D. Architectural Plans
Bay windows proposed for Units 303/306 and Units 402/403. (DFKZLQGRZLVVTIWDGGVVTIWVLWHFRYHUDJH 6 - 1 - 13 2/21/2012
Units 303/306 decks proposed to be connected around the corner to match deck above. 6 - 1 - 14 2/21/2012
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