HomeMy WebLinkAboutLIONS RIDGE FILING 1 BLOCK D PARCEL A RED SANDSTONE EMPLOYEE HOUSING APPROVAL PART 2 LEGALf
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THIS ITEM MAY AFFECT YOUR PROPERW
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmentalcommission of the Town 0f
Va-il wilinofO i pubtic nearing in iccordance ilith.sectlon 18.66.060 of the Municipal Code of the
Town of Vail on October ,8;1996, at 2:00 P.M. in the Town of Vail Municipal Building' ln
consideration of:
A reouesl for a setback variance for a bedroom addition and a garage addition, located at
2704 Larkspur Court/Lot 5, Block 3, Vail Intermountain.
Applicant: Craig McCullYPlanner: Dominic Mauriello
A reouest to amend section 'l 8.26.040 of the vail Municipal code to add -time-share estate
lriiitr]1ii'"ti"*i ree uniti-ina rime share license units" ad a conditional use in commercial Gore
rr, ioiateo at 242 East Meadow Drive/Part ol Tract c, vail Village 1st Filing.
Applicant: Sonnenalp Properties, Inc, represented by Gordon Pietce
Planner: George Ruther
A request for a common area variance and a site coverag^e-variancc to.allow for the conversion
ot orie inlerior parking spice to Common area, located at ZOO Vait Road/Part of Lots A' B and C'
Block 5C, VailVillage 1st Filing.
Applicant: Lodge Tower Condominium Association, represented by stan Gope
Planner: Dominic Mauriello
A request for a conditional use permit for a proposed addition to the Vail Chapel, located at 19
Vail Roadffract J, Block 7, Vail Villaqe 1st Filing.
Applicant: Vail Religious Foundation, represented by Ned Gwathmey
Planner: Dominic Mauriello
A reouest for a sion variance to allow for a freestanding sign for a business in a multi{enant
buifding, located atZgze. Meadow DriveiMountain Haus'
Applicant: Leslie and James GlendiningPlanner: Dirk Mason
A reouest tor a siqn variance to allow lor a window sign greater than 25 feet above grade-and to
aifow
-O.Sa
iquare"teet ot sign area beyond what is allbwed, located at Crossroads Shopping
Center, 143 E. Meadow Drive/Lot R, Block 5D, VailVillage 1st.
Applicant: Linda FriedPlanner: Dirk Mason
A request for a minor amendment to SDD # 5 and a condilional use permit to allow lor the
addition of conferenee space,located at 1100 N. Frontage Road/SDD #5, Simba Run Building.
Applicant: Simba Run Condominium Assoc., represented by Lynn Fritzlen
Planner: Dominic Mauriello
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A request for a rezoning from General Use to Medium Density Multi-family, and-a requ,e$ for the
bri"6fiin.eniof a Speiiat Oevelopment District to allow for the developqent of 17 EHU'S'
6AGA& in unpiatieO pircet on b portion of ParcelA and part of Block D, Lionsridge Filing # 1
lfppicants: Eagle River Water and Sanitation District, the U.S. Forest Service and the Town
'r vr Y Grrl- flaqper: AndY Knudtsen
A request for an exterior addition to a master bedroom and bathroorn and addin-g_a^3ti-11-oPt'
utilizing the 250 ordinance, located at 8028 Potato Patch/Lot 4, Block 1, vail Potato Patcn'
Applicants: Padraic Deighan and Birgit ToomePlanner: Dominic Mauriello
A discussion item regarding vehicle storage/transportation related businesses in Commercial
Zone Districts.
Planner: Dominic Mauriello
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The applications and information about the proposals are available for public inspection.during
ieguffi-office nours in the project planner's 'oflice located at lhe Town of Vail Community
Ddvelopment Department, 75 South Frontage Road.
Sign language interpretation available upon request with 24 hour notitication. Please call 479-21 14 voice or 479-2356
TDD for informalion.
Community Development Departmenl
Published bctober t 1 , t 996 in ihe Vail Trail-
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FIIE COPY
TOTVN AFVAIL
75 South Frontage Road
Yail. Colorado 81657
970-479-213V479-2139
FAX 970-479-24s2
D e p artment of C ommunity D eve lop ment
September 13, 1996
Mr. Tom Braun
Braun and Associates
P.O. Box 776
Minturn, CO 81645
RE:
Dear Tom:
Red Sandstone
This letter is a summaty of the outstanding issues which must be resolved on the Red Sandstone
project. The information provided below reflects comments from the Planning and
Environmcntal Commission (PEC), staff, the Public Wr:rks Department, and the Fire
Departmett. I havs consolidated the list and request that you address each of the points. We
may need to meet witb the various players involved, prior to modi$ing thc plans. I am
suggesting that we can save time by developing consensus before tuming it over to your
engineer for a final design.
After you have addressed the issues and have incorporated the changes in the drawings fiom the
architect, landscape architect and/or engineer, please submit fow sets of revised drawings to the
Town, a minimum of two and a half weeks prior to the PEC hearing you would like attend for a
final review, I would like to distribute the drawings at our weekly Design Revicw Team
meeting, which is scheduled each Wednesday at 9:00 a'm. I will need the drawings by
Wednesday at 8:00 am in order to route them to the rest of the staff.
Concerns expressed by the PEC:
Add two-car garages for all three bedroom units.
Add pedestrian exits out ofthe garages, ifpossible.
Add a sidewalk along Red Sandstone Road.
Identi$ adequate snow storage areas.
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..,: ' l' :I r { * sAai stgtrincant landscaping along Red Sandstoue Road'
o Show tbe 100 y.at nooiptain on all site plans (oote: Verifu that grading does not occur
in the floodplain).
o Provide a written wetland analysis'
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"mrtv in the building;s siding design. Specifically, add stucco and roofs over
the entrances.
I Pursue the opportunify for a streamwalk. (note: If one is created, it should be located
within a Pubiic access easement)'
r The PEC would prefer one consolidated curb cut'
o When glven the alternatives, the PEC said that they would prefer additional landscaping
along Red Sandstone Road, rather than a sidewalk, if the area could only accornmodate
onc option.
o Most of the PEC members said that the sDD procedure was appropriate for this
develoPment'
o The pEC and DRB members were split about the flat roof issue and it was interesting to
hear the range of comments, Henry Pratt may have summed it up the best and some of
his comments are shown below:
- The architecture, as presented, is far superior to the Vail Commons
architecture.
-Designprofessionalslikeflatroofs(Theyarethemostefficientandarea
very good design)'
- Howe.,er, in layman,s terms, it will appear as a stack of boxes' This
appearance may equate to "public housing'"
-Thoughthecurrentdesignisveryhighquality,thepublicwillnot
apprcciate the good architecturc'
I believe that Henry's comments encapsulate the range of other comments' As a summary
statement, staff rvill be including his position in future discussions and encourages you to
consider his position.
$tatr
During the PEC hearing it was suggested that an easemcnt be granted to the Brookkee
develJpment. Also, it was suggested to deed the portion of the site, which the pavement of
Red Sandstone Road ..ort.t, to the Town as right-of-way. I wiii be researching how this
situation has been resolved in the past. I know of two developments (44 Willow Place and 383
Beaver Dam Road) where this type of encroachment has occurred'
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Conceming the concept of the f,lrst and second rights of rcfusal on the dwelling units, I believe
we catr address many of the concerns raised by the public by providing rcciprocal 1st & 2nd
rights of refusal. For cxample, the Town would have the first right of refusal for its five units'
The District would have the second right-of-refusal for these units. For the twclve District
units, a reciprocal arrangement would be created'
ln past discussions on the ADA, we have learned that physicai constraints affect the
applicability of the code, Given that the change in grade from the driveway to tbe bus stop is
t o feet 6equiring 320 linear feet of ramp at so6;),this may be a case where a staircase is a
reasonable solution. If it is helpful, I can talk with Judi Anderson-Wright (an expert on the
ADA codes) about this situation'
Details fromthe PEC memo
o All existing overhead utilities must be put underground or removed. Please describe
what the plan is with the existing overhead utilities'
o If possible, rework the retaining wall along Red Sandstone Road so that it conforms to
the three foot height iimit and provide additionai room for landscaping.
o Concerning wetlands, please show where willows. to be impacted by the construction,
will be transplanted to other areas on site, Also identify where the temporary
construction feace will be iocated, to protect the riparian corridor during consfuction.
. How much extra work (and cost) is required to submit a subdivision application at this
time? I believe that the work must be done eventually, in order to generate a
condominium map and that doing it now would simplify the review proccss.
Public Works:
I have attached comments from Grcg llall, which reflect his detailed ana$sis of the
development. What may be the most helpful is for you to m€et with Greg first, and prioritize
his concems. Eventually, I will need you to address each point and reflect the Public Work's
requirements in the revised set of drawings.
Fire Deoartment:
Sirnilarly, I have attached Mike McGee's conments and a photocopy of a diagram he drew
regarding the fire truck turn around'
f:\everycne\Andy\96-lene',brarur I 05
Thank you for your attention to all ofthese issues'
vou.
Senior Housing PolicY Planner
c.c: Susan Connelly
Grcg Hall
Mike McGee
I look forward to wrapping thcm up with
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Altprovcd Denied (cite detiriled rcasons) Approvetl rvith condilions
Corttrnurtitl' Dcvclopltrcrrt I'lun Itoutirrg Forrn
Ilohtcd'fo:CLeg I lrll, Public Works
Terri N{artinez, Public Works
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A request for a joint worksession with the Planning and Environmental .?D c ot'n-''
Commission and the Design Review Board to review a t q"*t zu a rezoning from u,trl ''
General Use to Medium Diensity Multi-family, and a request for the establishment hk7
of a Special Development Distict to allow for the development of { E!{U-'s' ,( Lo
l."ut"d on an unplaited parcel on a portion of Parcel A and part of Block D' wty z'-
Lionsidge Filing # 1. [to"*LLtala
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MEMORANDUM
Planning and Environmental Commission'/Design Review Board
Courmunity Development Departnent
September9,1996
Applicants:
Planner:
Eagle River water and sanitation Disfict, the united states Forest
Service and the Town of Vail
Andy Knudtsen
DESCRIPTION OF TIIA REQUEST
The property, loaatedat 845 Red sandstone Road, is under consideration for a rezoning and a
Sp"ciut b"ro"iop-eot Distict. The current zoning is General Use Distict' The proposed zoning .
is tvleoium nensity Multi-Family (MDI!ffi). The applicants include the Eagle River water and
Sanitation Districi (the District), the United States Forest Service and the Town of Vail' The
District owns approximately three-quarters of the land area under consideration' The Forest
Service cunentiy sums c'ae-quarter-of tne hnd area. The Town and Forest Service a,re currently
in negotiation. to tu*f.. tle ownership of the smaller portion to the Towq as part of the Land
Ownership Adjustnent Agreement (LOAA).
The site is curreutly vacant, exoept for a waterteahnent and storage pl{which is now dpfunct'
The plant is not presentty used for any purpose. If the request is "ppt'ltd,
the applicant ytl, , 51"
oonsiuct seveutien condominiums. The dwelling units will be located in four buildinp, located
along the Red Sandstone Creek. There will be sii one-bedroom, six two-bedroom' and five three-
bedroom dweltng units. Each dwelling unit will have its own gamge'
The primary reason the applicant is proposing au SDD at this time is to provide a detailed record
of the futtre development now, at the time oirezoning, to eliminate questions about future € x 0
development potential. The sDD is a helpful tool as it requires answers to questions aborrt the
potential deveiopment impaots from the rezomng._ In addition to that primary pu4)ose, therg are
iwo deviations fiom the ZnningCode, which would either require variances or be allowed via the
8']40nil6
F:bveryof e\p€c\nemos\ssldstooa.90g
sDD approval. These include setbacks within the project and wall heiglrts.
The applicant is proposing a retaining wall between the edge of Red sandstone Roa'd and the ,^, *l
interior driveway. pue tJtne fact thit this area is located in the front setback, the Town Zonin g vr '
code limits the height to three feet. The applicant is proposing a 4'high wall, which is a deviation
from the code.
secondly, the layout of the existing parcels is such that deviations from the setback standards are
trigg"t"d. The overall derretopmei't application is broken down into 3 parcels; two held by the *& t
Dffict, one by the Forest Service. fG tot lines separating these par-cels.require setbacks' *L1''
Howevero dueio the fact that the entire parcel wiU uttimately be resubdivided and a condominiunr
map will be created, these lines will be iliminated in the future. This is more of a technicality and
could be eliminated at this time if a resubdivision were proposed. In any event it is not a
substantial issue. It is one, for facking purposes, that is listed later in the memo as a condition of
approval.
I upon completion of the LoAAo the Town will have title to the northem-most portion of the
aevelopment site. The Town and the District will hold the land until a Homeowner's Association
(HOA) can be created. upon establishment of an HoA, the Town *a tl" nittti"t Yl.l-:T:,. tr ft
o*o"trnip of all the land io the Association, There is no developer profit anticipated tbr the
I -t:project. ihe sales price of the condominiums will be based on the cost of construotion. In the 6*- v It'
development agreement between the Distict and the Town, there is an allowance for up to 25% [ | -
of *re units to bi sold as free-market dwelling units (i.e' no deed restictions)' The purpose for
: this is to defray the costs and lower the purchase price for the futrne \o9eown""' nt inis tine' it I
I is anticipated that 100% of the units will be deed resticted and not sold on the open market. The lpt ^
I deed restriction will be similar to that used for Vail Comrnons'
After construction, it is anticipated that most of the homes will be owner occupied' The Town
and the District will make the-homes available to their employees, While the Town anticipates
se[ing the dwelling units to ib eurployees, the Distriot will both sell and retain ownership of sorne
of its units to rent to its employees.
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II. ZONINGANALYSIS
staffhas provided a Zoning Analysis of the proposed project, as it compares to the MDMF
standards.
DenEiW
Heigbt:
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Sotbacks:
I-ot Size:
Buildable lot area:
1.6044 acros
54, 140 sq. ft.
Allowed
22 d.u.s
31,450.5 sq. ft.
or 45 Yo
Required
20, 967 sq. fr.
or 30%
34 spaces
Required
SV/o of
rcquircd parking
Prooosod
l, d.u.s
12,029 sq. fl.
or 17Yo
Prooosed
37, 599 sq. ft.
ot 54o/o
44 spaces
proposed
537o onolosod
?o'
20'
20'
Front:
Side/Siale
Rear:
20'
20'
20'
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/-\( Landscapin$
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Parking:
Psrcsat onclosed:
NL EVALUATION OF TIIE R$'?ONING REQUEST
The criteria the Town has used in the past to evalrpJgt9.T*K**ests are listed below'
A. Is the request in conformity *" €i:ll_Y::jfll
The Town of vail Land use Plan designates these BareelsSs Medium Density
Residential (MDR), which tanslates to a density f 3 - l!/welling rmits per
buildable aore. Page 32 of the Land Use Plan calls\rrfi-e following type of
developments in areas with this designation:
8,949 sq. ft.
..Themediumdensrtyresidentialcategoryincludeshousingwhichwould
typilit;; designi as attached units wirh commons walls. Densities in
tnis catego.y *oirld r-g" from 3 to 14 dwelling units per buildable acre'"
The buildable area of the cornbined sites is 1.24 acres. As the proposed
developmentwillbelTdwellingunits,theresultingdensltrwillbel3.Tld.u/ac.
which is less than what the tand Use Plan prescribes. Please note that this
calculation is based on buildable site area, not t''otal site area' Additionally' the '
requested ,ooioj oivt"dium Density Multifamily Residential allows for up to 18
dwelling rmits perbuildable acre'
In addition to the designation by the Land use Plan, anottrer important document
regulating the development of tLis type of land is the Land Ownership Adjustnent
Aieement (LoAA). In general, the document provides for a oomprehensive
tinsfer of land between ihe Town of Vail and the Forest Service. Land on the
perimeter of the Town of Vail holds different values to both the Forest Service and
the Town. The LOAA is an effort to exchange different properties betwee'n the
two entities to create I win-win situation. As part of this effort, several parameters
were laid out for the use of the lands under consideration' Some of these inolude:
ul. That there will be no National Forest Service lands within the municipal
limits of the Town of Vail'
Z. That the Forest Service survey, identify, and maintain a common boundary
of the Town of Vail and the Forest Service and that both agencies share in
the eoforoement ofregulations pertaining to the boundaries. The boundary
has been simplified where possible, irregslarities have been reduced or
eliminated.
3. That all lands acquired by the Town of vail are used for public purp$es'
suchasopenspaoe'employeehousing(fortheTownofVailemployee
housing ordinance), recreation or for the resolution ofunauthorized uses."
The LOAA was approved by the Town Council on M ay 17 , 1994' Staffrelies on it as the
il most authoritative.dolumdt concerning the transfer of land from the Forest Service to the
zttL---:r - Tod;--Vail and staffbelieves that thiJ proposal is consistent with the objectives laid out
intheLOAA.
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B, Have circumstances changed since the original zoning was placed on the pnoperty?
The Dstrict has used the facilify in the past for water teatnrent and storage. lt is
uo longer needed by the Dishict, The site is surrounded by rights-of-way and
roads, irtilities, infoastructure, and otler condominium and townhouse
developments. Staffbelieves that because the area has@lgpglgrer rtimels a
resiaentiar ueighborhood, that it is reasonable to rezone this site to allow
residential develoPment.
C.Doestheproposedzoningprovideforthegrowthofanorderlyandviable
community?
Staffbelieves that the development of this site as affordable housing will increase
the viability of our community. Affordable housing has been listed in the Town's.
. annual community ,*"y nt u top priority,@ .
,1, 4 *[gu-'Eiu*g; increase the iense of cbmnluni-Iy. Thoqnterest runs high,
T ' ro le6usingisdifficutt' Housingat
this looation addresses the priorities of the community and enhanoes the viability of
the Town.
D. Does the proposed zoning present a conveoiento workable relationship among land
uses coasistent with munioipal objectives?
The land uses on the surrounding properties are similar to the uses of the proposed
development. The applicant has prepared an analysis of the densities of the
surrounding properties, which is shown below:
Project
Potato Patch Club
Sandstone Pmk
Brooktree
CouonwoodPxk
Aepen tree
Sandstone Creek Club
Sun Vail
Breakaway West
Snowlion/SnowFox
Tclemark
Homestake
Lionsmme
Vail Village 9th
Parcel A
Zone DistricV Parcol
Permitted Densitv Size
Units Gross Densitv
(du/ac)
RC, 6/n
LDMF, 9/ac
MDMF, l8/ac
LDMF, 9/ac
MDMF, 18/ac
LDMF, 9/ac
MDMF, l8iac
MDMF, 18/ac
MDMF, 18/ac
MDMF, 18/ac
MDMF, l8/ac
MDMF, 18/ac
2-Family
Goneral Use
t l0 aorcs 44 4.0
1.54 16 10.3
1.23 acres 48 22.0
.69 acres 7 10.1
.49 aarcs 15 30.6
5.9 acres 84 l4'2
4.91 acres 60 12.2
1.87 acres 54 28.8
1.36 acres 42 30'8
.95 acres 18 18.7
1.36 acres 66 48.5
1.04 acres 37 35.5
3.39 acres 24 fttotential) 7.0
5.7 agos 0 0
The gross densif of the proposed development i@'warl'g units per acre.
(lT ;its/ 1.6044 gross u.r", = 10.6 du/ac) As sucfit is well within the range of
the demities in the area.
B.Suitability of the proposed zoning.
staffbelieves that the proposed zoning is suitable for this site. The development
allowed by the rezoning will allow the community to move towards its goals
;dnd;g th" supply of'affordably priced homes. The developme,nt will be in line
with surrounding projects, concerning uses and density'
Desip compatibility and sensitivity to the immediate environmenl ueiqfbgrrnooa
uod rtjac"ni ptoperiies, relative to the architectural design, scale, bulk, building
neight, tutrerzones, identity, character, visual integrity and orientation'
Staffbelieves that the architectural scale, bulk and building height are all
successful. Staffis concerned about the identity and the character of the project'
specifically, staffis concerued about the flat roofs. Jhe surrounding dwelopments
in the sandstone axea range in age and qualitv. and none have flat roofs. Many
have a combination of flat and pltched rqqls. ror exampte, Dalrust{}nc ralrr
sE6FEffiCd shedsancfga6lds in conjunction with flat roofs. Brooktee has a
n;.fffi pircn4gg$. For examplen Sandstone Park has
combination of a mansard-type roof witl a flat roof. Aspentree and Potato Patch
club both have built-up gravel roofs, which are pitched at relatively shallow
slopes. Staffbelieves that one of the sipificant elernents in each of the
surroundirg properties is the We believethatthisgi
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architeotural character to the
not want to discouut the
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believe that the character should be modified by adding pitched roofs to the flat
roofs in a way similar to Sandstone Park, immediately adjacent to the project to
the west.
Of particular concem to staff is the height of the flat roofs relative to the road
elevation surrormding the project. We believe that the roof areas will be higtrly
visible from the surrounding area. The elevation at the comer of Red Sandstone
Road and Potato Patch Drive is approximately 2 - 3 feet higher than the elevation
of the second story roofs. Since pedestrians and drivers on the road will be higher
than the roof elevation, the flat roofs will have greater exposure.
Although a detail, staffbelieves the roof penetrations and utility vents should be
consolidated and screened, as they will also be highly visible'
Uses, activity and denBity whioh provide a compatible, efficie'nt aud workable
relationship with surrounding uses and activity.
LI';/"/^
B.
C,
Staffbelieves that the uses, activity and tlensity will be compatible withfhe
surrounding development' As distussed above, under the evaluation of the
re"oning re-quest, thi proposed density is consistent with the Town's Land Use
pUn anl wiit be lower than the zurrounding development in the area'
complianoe with parking and loading requirements, as outlined in chapter 18.52.
The proposed development exceeds the Zoning Code requirement regarding the
trttf uW'pfy of parking space$' as well as the supply of enclosed parking-spaces'
gach oithi condominiums will have its own oversiz,ed garage. The applicant must
ensure that each of the exterior spaces conforms with the minimum dimeNions of
the Town Code (9'x19)' The applicant will revise thqsilp lbg!ryg thgj
worksession and the final review by the Planning and Environmental Commission.
conformity with the applicable elements of the vail comprehensive Plan" Town
policies and Urban Design Plan.
The vail comprehensive Plan (Land Use Plan) calls for a density on this site
ranging fro- i-t+ dwelling units psr acre, The proposed development at 13'1
dwJlliig units per buildable acre, is consistent with the Land Use Plan. A
tn*""6 analysis of the consistency with the Land Use Plan is provided above'
under the rezoning discussion.
Identification and mitigation of natural and/or geologic hazards that affect the
property on which this Special Development District is proposed'
The only hazard affecting ttris site is the 100-year floodplain. All irnprovunents
will be located outside of the floodplain.
site plan, building design and locatiou and open space provisions designed to
produce a functional development, responsive and sensitive to natural features,
vegetation and overall aesthetic quallty of community'
D.
E.
F.
The site plan and building desip have been develope#otake tull advantage or tn
opgL sla"e area ^lesg-Red Sa"dstone Cr_epk, gth t^f P" dwelling units will abut
ll fth
tffi-oooid*, whish will increase the quality of life of the residents of this
J"n.rop**l In the site planning development, the 30' stream setback standard of
the Town has been respected, pro-vidiog a boffet b"tt*een the riparian corridor and
the development. There is one location where some of the existing vegetation will
be removed. Tom Braun, the representative for the development, has said that the
Disfict will,tansplant vegetation during the consfuction process'
\,Llv q fD' ,.J
G.A circulation systqn designed for both vehicles and pedestians addressing on and
off-site faffi c circulation.
Vehicular oirculation has been a challenge to accommodate on the site, as the
"nJ-r" to the proposal is adjaoent to thi existing entrance to Brooktee and
Sandstone Park. Staffand the have evaluated
curbcuts in this area or creating a ilurbcut. The reviewed
on September gth thotlt"ro ir."*t Oit."*tittt *itn
to the fural in fro;t of the Plannin and Environmental
Commission'
north ofthis project.
Two important details which relate to circulation are areas for snow storage and
location of trash receptacles. .Snow will be stored aloqg the drivewav, qg thg east
aswell as atthe northemend of the drive.@
near the entrance to the
. ,il1N
Dtt"
booo"*iog pedestrian circulation, staffhas requested that the existing sidewalk
along Red-sandstone Road be continued up to the entance to this developme'lrt.
I Raditiooatty, staff believes that a pedestrian connection should be provided
between thi development and the tus stop, located on Red Sandstone Road' just
H. Functional and aesthetic landscaping and open space, in order to optimize and
preserve natural features, recreation' views and funotion'
The landscaping plan shows that 23 spruce, 54 aspen and 8 cottonwood trees will
be planted
".ross
th" site. Staffrequests that the applicaut study yayl to bulel . inrnfr
the-project more fiom adjacent properties, narticular,ly from Red Sandstone Road' V,*"- t.
staff understands that there is a very steep slope in this area, plus retaining walls' ' .,h., b
which limits the plantable area. However the need to buffer with tandscaprngmusLfll'' ) I
be addressed turther. Fl'nC
staffalso requerr rnu, ,(IJifr"g. e shown on the gradiug planisite
plan. Thougil most of the-s'iGlItdffiAGth native grasses, there_are a few tees
*nirn *nootc be preserved. The large spruce (24 inch caliper) on the north west
comer of the site is pro,posed to be preserved.
I. Phasing plan or subdivision plan that will maintain a workable functional and
efficientrelationship throughout the development of this Special Development
District.
At this time, it is anticipated that the development would be completed in a single
ffiv be the safest involved. The applicant
phase'Ifforanyreason'theForestServiceandtheTowncannotcompletethe
Lansfer of ownership of the northemmost part of the state, tle District will
proceed ahead with construction of the first three buildings'
A condition of approval will be to have the District resubdivide all the parcels into
,
one lot, thus eliminating the need for setbacks on the interior of the site. As part
ofin" ioitiut pUuse, stafiunderstands that the existing overhead utilitV liles will be
buried. This change must be added to the plans, documenting the existing and
proposed conditions.
vI.CONCLUSION
As this is a worksession, staffdoes not have a format recommendation.
t
DESIGNREVIEW,
,-,:5-:,AE projects shall be designed so as to provide adequate
. -r:-:... .:- stro$/ storage areas for snow cleared from the parking areas
: :..j- and roadways within the project.
C. Buildiry rnaterials and design.' , :
1.' = Building materials shall be predominantly natural such as
'i: ,r'wood siding, wood shakes; and'nativle stone. Brick is
1: aeceptable..Where stucco is utilized, gross textures dnd
'
:: ,l: be avoided. Concrete surfaces $hdl be treated with texture
" , ad color if used, however, exposed aggregate is more
. , , aoceptable than raw concrcte. Neither aluminum steel, nor
plastic siding, nor simulated stone or brick shall be
: permiced. Plywood siding shall not be permitted.
2. Tte sarne or similar building materials and colors shall be
used on main structures and any accessory stnrc$res upon
6e site.3. Exteriorwall colors should be compatible with the site and
gcrrounding buildings. Natural colors (earth tones found
within the Vail area) should be utilized. kimary colors or, . otber bright colors should be used only as accents a$d
6en sparingly such as upon trim or railings. All exterior
wall materials must be continued down to finished grade
thcreby eliminating unfinished foundation walls. All ex-
pced metal flashing, trim, flues, and roof top mechanical
equipment shall be annodized, painted or capable of
rreathering so as to be non-reflective.
4. The majority of roof forms within Vail are gable roofs
..w,ith a pitch of at least four feet in twelve feet. However,
o&er roof forms are allowed. Consideration of environ-
mental and climatic determinants such a$ snow shedding,
&ainage, and solar exposure should be integral to the roof
design.
5. Roof lines should be designed so as not to deposit snow
..-- on parking arcas, trash storage.areas, stairways, decks
and balconies, or entryways. Secondary roofs, snow
c&s, and snow guards should be utilized to protect these
. '. arEas from roof snow shedding if necessary.6. Roof surfacing materials shall be compatible with the side
and surrounding buildings. The predominant roof materi-
45+-
(vail ll-1693)
o
. ' , , : =-l als utilize6 shall Ue' 'wood shakes and their use is strongly
: ,.,:',::,,.-;; eicouraged. The use of metal roofs is acceptable, however
' onto an adjacent properfy be permitted. If metal roofs are
, used they:shall be iurfabed-with a low-gloss finish or
.- . rapaAle of weathering to a dull finish- Metal roofs shall
::.gJneratly have a standing seam in oider to provide some
.. '. .:*ielief to'ttre roof surface and be of a heavy gauge. Asphalt
".i:bnd fiberglass shingles shall be permitted provided that
,;they weigh no less than three hundred pounds perroofing
- :i$qtlare foot and are of a design and color to be compatible
. . :.vi6t the requirementi of Section 18.54.050. :
7. '.Rooftop heating and air conditioning eqlipmen-t, large
r-:vent stacks, elevator penthouses and similar features
'should be avoided, however, if necessary, shall be
designed to be compatible with the overall design of the
strucnrre or screened from view. Rooftop antennas shall
not be permitted unless as allowed under a conditional use
' review as specified within the zoning code-
8. Solar coileltors shall lie flat on pitched roofs, however,
when retrofining an existing building with active solar the
collectors should be designed and placed in a manner
compatible with the overall design of the building.
g. D""p eaves, overhangs, canopies, and other building
' : features that provide shelter from the elements are
'; encouraged.
10.:Fenestration should be suitable for the climate and for the
'*orientation of the particularbuilding elevation in which the
.lfenestration occuis. The use of both passive and dctive
:isolar energy systems is strongly encouraged.
11.';Reserved.
12. In no instance shall a duplex structure be so constructed as
'to result in each half of the structure appearing substan-
D. Landscaping/ drainage/ erosion conuol. ''
1. Varioui natural vegetation zones exist within the Gore
Valley as a result of the form and aspects of the land itself'
--tially"similar-or mirror'image in design. . .
(vail 1l-16-93)
454f'
TO:
FROM:
DATE:
MEMORAI\DUM
Planniug and Environmental Conrmission/Desigrr Review Board
Community Development Dep arfnent
September 9,1996
Applicants:
Planner:
Eagle River water and sanitation District, the united states Forest
Service and the Town of Vail
Andy Knudtsen
I. DESCRIPTION OF TIIE REOUEST
The property, locaied at 845 Red Saudstone Road, is under consideration for a rezoning and a
ip""i"f br""frpment District. The current zoning is General Use Distict, The proposed zoning
is tr,tedium pensity Multi-Family (MDI!tr). The applicants include m,"Iuqb River Water and
Sanitation Districi (the District), the United States Forest Service and the Town of Vail. The
Distriot owns approximately tbree-quarters of the land area under consideration' The Forest
Service t"tt*ity owns one-quarterbf the tand area. The Town and Forest Service are currently
in negotiations io transfer the ownership of the smaller portion to the Town, as part of the Land
Ownership Adjustnent Agreement (LOAA).
The site is cunently vacant, except for a water featnent and storage plan, which is now defunct'
The plant is uot presently used foi any purpose. If the request is approved, the applicant will
,o*'to.t seventeen coniominiums. ihe dwellingunits will be located in fourbuildings, located
along the Red Sandstone Creek. There will be six one-bedroom, six two-bedroom, and five tftree-
bedroom dwelling units. Each dwelling unit will have its own garage'
The primary reason the applicant is proposing an SDD at this time is to provide a detailed record
of mi nrtgrl development now, at the time of rezoning, to eliminate questions about future
development potential. The SDD is a helpful tool as it requires answers-to questions aborrt the
potential deveiopment impacts frorn the rizoning. In addition to that primary puryose, therg ar9
two deviations from the ZaningCode, whioh would either require variances or be allowed via the
FIIE COPY
SUBJECT: A request for a joint worksession with the Planning and Environmental
commission *o tl" Design Review Board to review a request for a rezoning fron
Geueral use to Medium Dinsity Multi-family, and a request for the establishment
of a special Development Disfict to allow for the development of 17 EHU's'
locatedooaou,,plattedparoelonaportionofParcelAandpartofBlookD'
Lionsridge Filing # I'
F:bveryone\Pec\menoBkmds!0rc J09
SDD approval. These include setbacks within the project and wall heigbts'
The applicant is proposing a retaining wall between the edge of Red sandstone Road and the
interior driveway. po" tJtn" fact thit tnis area is located in the front setback' the Town Zoning
code limits the height to three feet. The applicant is proposing a 4'high wall, which is a deviation
from the code.
Secondly, the layout ofthe existing parcels is such that deviations from the setback standards are
,rd;#. The overall d;6;;;pp6cation is broken down into 3 parcels; two held bv the
District, one by the Forest service. rn" rt fines separating t{ese lar-c9}s.require setbacks' . .
However, due to the aot ttrui tn" entire parcel will ultimately be resubdivided and a condominium
-"p *iu t" created, these lines will be "ti*ittut"a
io th" future. This is more of a tecbnicality and
.ootd b" eliminated at this time if a resuMivision wer€ proposed. In any eveut, it is not a
substantial issue. It is one, for facking purposes, that is listed later in the memo as a condition of
approval.
Upon completion of the LOAA, the Town will have title to the northem-most portion of the
J"n"fop-*t site. The Town and the District will hold the land until a Homeowner's Association
(HOAjcan be created. Upon establishment of an HoA, the Town and the District will transfer
o*ootUip of all the land to the Assooiation. There is no developer profit anticipated forthe
project, 'ihe sales price of the condominiums will be based on the cost of construction' In the
development agreement between the Distict and the Townn there is an allowance for up tfr 25yo
of the units to be sold as free-market dwelling units (i.e, no deed restictions). The purpose for
.
this is to defray the costs and lower the purchase price for the future homeowners. At this time, it
is anticipated that 100% of the units witi be deediestricted aud not sold on the open market. The
deed restiction will be similar to that used for Vail Commons'
After oonsttrction, it is anticipated that most of tlre homes will be owner occupied' The Town
and the Disfiot will make the-homes available to their employees. While the Town anticipates
selling the dwelling units to its employees, the District witl both sell and retain ownership of some
of its units to rent to its employees.
F:\sv9ryorcV€o\mtrtos\ordsrone.909
o
II. ZONINGANALYflS
staffhas provided a Zouing Analysis of the proposed project, as it compares to the MDMF
standards.
Lot Size:
Buildable lot area:
Density
Ileight:
GRFA:
Seibacks:
Site CoYerago:
Landsoaping:
Parking:
Peroent enclosed:
1.6044 acres
54, 140 sq. fl.
Allowed Prooosed
22 d.u.s 17 d.u's
35' 35'
18, 949 sq. ft. 16, 275 sq. ft.
20'
20'
20'
20'
20'
20'
Front:
Side/Side
Rear:
31, 450.5 sq. ft.
or 45 Vo
Reauired
20, 967 sq. fr.
or l0o/o
34 spaces
Required
50% of
required pa*iog
12, 029 sq. fi.
or I l'/o
Proposed
37, 599 sq. ft.
or 54Vo
44 spacos
proposed
53olo enclosed
III.
The criteria the Town has used in the past to evaluate rezonfug requests are listed below'
A. Is the request in conformity with the Land Use Plan?
The Town of vail Land use Plan designates these piilcels as Medium Density
Residential(MDR),whichhanslatestoadensityof3.14dwellingunitsper
buildable acre. Page 32 of the Land use Plan calls for the following type of
developments in areas withthis desipation:
t
..Themediumdensityresidentialcategoryincludeshousingwhichwould
typioally b;;igti as attachedunits with commons walls' Densities in
this category *ira *og, from 3 to 14 dwelling units per buildable acre."
The buildable area of the combined sites is l'24 acres' As the proposed
development will be 17 dwelling units, the resulting density will be |.3.7| d,u,/ac.
which is less than what the l-and use Plan prescribes, Please note that this
calculationisbasedonbuildablesitearea,nottotalsitearea'Additionally,the
requested zoning oittl"Ao- Deusry Multifamily Residential allows forup to l8
dwelling units per buildablc acre'
In addition to the designation by the Land Use Plan, another important documeut
regulating the development of tLis type of land is the Land Ownership Adjustnent
egreement (LOAA)' In general, the document provides for a comp-rehensive
tinsfer of land betweeu ihe Town of Vail and the Forest Servioe ' Land on the
perimeter of the Town of vail holds different values to both the Forest Service and
the Town. The LOAA is an effort to exchange differeut properties between the
two entities to create a wiq-win situation. As part of this effort, several parameters
were laid out for the use of the lands under consideration. some of these include:
.1. That there will be no National Forest Service lands within the municipal
limits of the Town of Vail'
2, That the Forest Service srrrvey' identifr, and maintain a common boundary
of the Town of Vail and the Forest Service and that both agencies share in
the enforcement of regulations pertaining to the boundaries. The boundary
has been simplified where possible, irregularities have been reduoed or
eliminated.
3. That all lands acquired by the Town of vail are used for public purposes,
suoh as op"o *pu.", employee housing (for the Towu of Vail enployee
housing ordinance), r".t.utioo or for the resolution ofunauthorized uses."
The LOAA was approved by the Town council on May 17,lw4. staffrelies on it as the
most authoritative document concerning the tausfer of land from the Forest service to the
Town of Vail and staffbelieves that thiJproposal is consistent with the objectives laid out
intheLOAA,
B. Have circumstances changed since the original zoning was placed on the property?
The Distict bas used the facility in the past for water teatment and storage. [t is
no longer needed by the Districi. The site is s'rrounded by rights-of-way and
roads, utilities, infrastructure, and other condominium and totnhouse
C.
developments'Staffbelievesthatbecausetheareahasdevelopedovertimeasa
i"*iArotiut ".ighborhood,
that it is reasonable to rezone this site to allow
residential develoPment.
Does the proposed zoning provide for the growth of an orderly aud viable
community?
staffbelieves that the development of this site as affordable housing will increase
the viability of our community. Affordable housing has been listd in t!9.Jown's
annual community survey as; top priority, forreasons of economic stability as
well as the desire to increase the sense of oommuuity. Though interes!1ns high'
locating sites which can accommodate affordable housing is difficult. Holsing at
this loc-ation addresses the priorities of the community and enhanoes the viability of
the Town.
Does the proposed zoning present a convenient, workable relationship among land
uses consistent with municipal objectives?
The land uses on the surrounding properties are similar to the uses of the proposed
development. The applicant has prepared an analysis of the densities of the
surrounding properties, which is shown below:
D.
Project
Potato Patch Club RC' 6/aa
Sandstone Park LDMF 9/ac
Brooktroe MDMF, 18/ao
Cotlon wood Park LDMF' 9/ac
Aqpen tree MDMF' 18/ac
Sandstona Creek Club LDW, 9/aa
SunVail MDMF, l8/ac
BreakawayWost MDMF, 18/ac
Snowlion/SnowFox MDMF' l8/ac
Telemark MDMF 18/ac
Homestake MDMF, 18/ac
Lionsmane MDMF' l8iac
Vail Village 9th 2-FamilY
Parcel A Genoral Use
Zone DistricV Parcel
Permitted Dens8 Size
Units Gross Densitv
{du/ac)
+ 10 acres M 4.0
1.54 16 10.3
1.23 acres 48 22'o
.69 acres 7 10.1
.49 acres 15 30'6
5.9 acres 84 14.2
4.91 acres 60 12.2
1.87 acres 54 28'8
1.36 affes 42 30'8
.96 acres 18 18'7
1.36 acres 66 48'5
1.04 acres 37 35'5
3.39 acres 24 (Potential) 7.0
5.7 acres 0 0
The gross density of the proposed development is 10.6 dwelling units per acre.
(17 ;itsi 1.6044 gross acrei = 10.6 dr/ac) As such, it is well within the range of
the densities in the area.
E.Suitability of the proposed zoning.
staff believes that the proposed zoning is suitable for this site. The development
allowed by the rezoning will atlow the community to move towards its goals
;;;;;g th. supply of:affordably prioed homes'- The development will be in line
witn sunounAing projects, conceming uses and densrty'
v.
Design compatibility and sensitivity to the immediate environment, neighborhood
anO i4aceni p-p".ti"r, relative to the architectural desigu, scale, bulk, building
height, bufferzones, identity, character, visual integrify and orientation.
staffbelieves that the architectural scale, bulk and building height are all
successful. Staffis concerned about the identity and the character ofthe project'
specifically, staffis concerned about the flat roofs. The surrounding developments
in the Sandstone area range in age and qualrty, and none have flat roofs. Many
have a combination offlat and pitched roofs. For example, Sandstone Park has
steeply pitched sheds and gablei in conjunction with flat roofs. Brooktee has a
oo-binotioo of a mansardtype roof with a flat roof, Aspentree and Potato Patch
club both have built-up gravel roofs, which are pitched at relatively shallow
slopes. Staffbelieves that one of the significant elements in each of the
surrounding properties is the roof eave overhang. we believe that this gives
architectural character to the development, as it creates a shadow line, breaks up
the mass and bulk, and creates a character that is appreciated by the general public.
Staffdoes not want to discount the overall quality of the design. However, we
believe that the character should be modified by adding pitched roofs to the flat
roofs in a way similar to sandstone Park, immediately adjacent to the project to
the west.
Ofparticutar concern to staffis the height ofthe flat roofs relative to the road
elevation surrounding the project. We believe that the roof areas will be highly
visible from the sunounding area. The elevation at the corner of Red Sandstone
Road and Potato Patch Drive is approximately 2 - 3 feet higber than the elevation
of the second story roofs. Since pedestrians and drivem on the road will be higher
than the roof elevation, the flat roofs will have grcater exposure'
Althouglr a detail, staffbelieves the roof penetrations and utility vents should be
consolidated and screened, as they will also be highly visible'
uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity'
B.
C.
staffbelieves that the uses, activity and density will be compatible wit!_the
surrounding develqment. As disoussed above, under the evaluation of the
rezoning re-quest, the proposed density is consistent with the Towo's Land use
phn aJ wili be lower than the surrounding developmeot in the area'
compliance with parking and loading requirements, as outlined in chapter 18'52'
The pmposed development exceeds the Zoning code requirement regarding the
total'supply ofpar{<rng spaces, as well as the supply of anclosedparking spaces'
Uacn oithe ooodomioi.rms will have its own oversized garage' The applicant must
ensure that each of the exterior spaces conforms with the minimum dimensions of
the Town code (9'xl9). The applicant will revise the site plan between the
worksession and the final review by the Planning and Environmental commission.
conformity withthe applicable elements of the vail comprehensive Plan, Town
policies and Urban Design Plan.
The Vail Comprehensive Plan (Land Use Plan) calls for a density on this site
ranging from i-t+ dwelling units per a're. The proposed developrnent, at l3.l
awJlting units per buildable aore, is oonsiste,lrt with the Land Use Plan. A
thorough analysis of the consistency with the Land Use Plan is provided above'
under the rezoning discussion.
Identification and mitigation of natural andor geologic hazards that affect the
property on which this Special Development District is proposed'
The only hazard affecting this site is the 100-year floodplain. All improvernents
will be located outside of the floodplain.
F. site plan, builcling desipand location andopen spaceprovisions designedto
produce a functional development, responsive and sensitive to natural feafiffes,
vegetation and overall aesthetic quallty of community'
The site plan and building design have been developed io take frrll advantage ofthe
op"o rpu"" area along Red sandstone creek. Each of the dwelling units will abut
this corridor, which will inorease the qualrty of life of the residents of this
development. In the site planning developmetrt, the 30' steam setbaok standard of
the Town has been respected, ptouidiog a buffer between the riparian corridor and
the development. Theie is one location where some ofthe existing vegetation will
be removed, Tom Braun, the rqresentative for the developnent, has said that the
District will fiansplant vegetation during tle conskuction process.
D.
E.
G.A ciroulation system desiped for both vehicles and pedestrians addressing on and
off-site taf Iio oirculation'
Vehicular circulation has been a challenge to accommodate on the site' as the
"lat_-""totheproposalisadjacenttotheexistingentrancetoBrookheeandSandstone park Siaffand the applicant have evaluated the merits of consolidating
curbcuts in this area or creating a separate curbcut. The proposal to be reviewed
on September 9th shows two sleparaie curb1ut1. However, recent discussions with
the fown fngineer indicate thai a consolidated curbcut, on the southern end of the
*it", -"V be tf,e safest for all parties involv"d. Th! applicant will be researchiug
ttris attemative prior to the final heariug in front of the Planning and Environmental
Commission.
Conceming pedestrian circulation, staffhas requested that the existing sidewalk
along Red-sandstone Road be continued up to the entrance to this development'
eAditiooatty, staff believes that a pedestrianconnection should be provided
between thi development aud thJbus stop, located on Red Sandstone Road, just
north ofthis project.
Two impo(ant details which relate to circulation axe areas for snow storage and
location of trash receptacles. Snow will be stored along the driveway, on the east
side as well as at the northem eud of the drive. There will be a screened fi'ash
dumpster located at the southem end of the site, near the entrance to the
development.
Functional and aesthetic landscaping and open space, in order to optimize and
pres€rve natural features, recreation, views and function'
The landscaping plan shows that 23 spruce, 54 aspen and 8 cottonwood kees will
be planted u.roir tt site. Staff requests that the applicant study ways to buffer
the project more from adjacent properties, particularly from Red Sandstone Road.
Staff understands that there is a1ery steep slope in this area, plus retaining walls,
whioh limits the plantable area. However the need to butrer with landscaping must
be addressed further.
Staff also request that the existing vegetation be shown on the grading plan/site
plan. Thougil most of the site is covered with native grasses, there are a few trees
*ni.n rnooiO be preserved. The large spnroe (24 inch caliper) on the north west
corner ofthe site is proposed to be preserved'
phasingplan or subdivisionplanthat willmaintain a workable functional and
effici#iehtionship throughout the development of this Special Development
District.
At this tirne, it is anticipated that the development would be completed in a single
I.
o
phase. If for any reason, the Forest service and the Town cannot oomplete the
ilansfer of ownership of the northemmost part ofthe state, the Distict will
proceed ahead with construotion of the first three buildings'
A condition of approval will be to have the District resubdivide all the parcels into
one lot, thus eliminating the need for setbacks on the interior of the site, As part
oitn" i"iAuf pnase, stadunderstands that the existing overhead utitity tines will be
buried. This chenge must be added to the plans, documenting tle existing and
proposed conditions.
CONCLUSION
As this is a worksession, staffdoes not have a formal reoommendation.
I
-_----.__..---____--__
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Title l8
ZONINGI
Cheptcrc:
It.02 GenerglProvisions
fE,04 Defrnitiom
18.06 DistrictsEsrablshcdf&06 Zoniag MapIt.09 Iltltside Rcsidcntlal (ER) Districrl&10 Singte.family (SFR) Disdcr18.12 Two.family Rcsidcntiel (R) Disfrtctfq.I3 PrimalySecoadara Rcsidentiel District18.14 Rcsidcntiat Cluster (RC) District
l!.1{ Low-Deasity Mutdpte-famit.v (LDMF) Distrtcr1E.18 Medinm-Dcuity MutUpn-finify 6fUDfUg Distrtct
l1?g lligb-Dcuity Muttiple.iamitv tliDm) Dbtrictft.22 Public Accommodation pAtDistrict -
l82A Commerciel Core I (CCl) District18.26 Comnercial Core 2 (CCZ) District18.27 Comnercisl Core 3 (CCg).District
18.28 Comuereial Sen'ice Centcr (CSC) rys6a18.29 Arterial Busincss District18.30 Heary Service (HS) Districtl!32 Agriculturel and Open Spece (A) Dirtrict18.33 Outdoor Recreetion (ORi Districtf834 Parking (p) District
1E.36 Generrl Use (GU) District18.38 Natursl Area preservation NAp) Dbtrictf839 Ski BastrRecreation Districil!.40 SFcislDcvelopuettDistricrsft.52 Off-street Parking and Loadiagft54 Design ReviewItJ6 trvironncltel Iupact Reportsf857 Employec Houeiry
-:---r\v.rE; roorlorEt 1r l|rttbcrtd $trouthour rbr rcls _O rrc losEd rr th3 asd ofUi3 8itk.
UPDATED JIJNE 1995
299 (vdt +95)
coverage area) may be higherthan thirty-five feet, but not higher
than_ forty fcet. Towers, spircs, cupolasichimneys, flagpoies, anOsimilar architectural features not useable * grori ,"riaiiriia noo,area may cxtend above the height limit a distance of nor morethan twenty-five perccnt of thc hcight limit nor more than lifteen
feet. (Ord. 38 (1983) g l.)
It39.fm Densiry control.
- Jotal dens_ity shail not exceed one dwelling unit per eight acresof site arca. (Ord. 38 (t9S3) g l.)
tt39.190 Sitecoverege.
. site cove-rage shalr be as shown on the approved deveropmentplan. (Ord. 38 (1983) g l.)
ft39.2f0 Landscaping end site development.
. t,andscaping requirernents shall be asshown on the approveddevelopment plan. Ail areas within tt. "t."(rioiiir-t"-rtilr, inthe landscape pran not- occupied by uuilaingl iro-undl""l or"t,or patios, or parking shall bL landicaped. (6re lglttl3) i r.l
1t.39.230 Prrking.
^. Off-str_ee_t_ parking shall be provided in accordance withC.hapt_1' I 8. 52 and / or- as specifi ed on thc ;p;;"il;ililp.r",plan. (Ord. 38 (1e83) $ l.t
ZONING
Chrpter lt.{0
SPECIAL DEVELOPMENT DISTRICTS
Sections:
It.40.010 Purposc.
1t.40.020 Dcfilitions.
ft.40.030 Appltcerion.
(v8il E-2-8t)
382-8
1E.40.040
1E.40.050
rr.40.060
rr.40.070
r8.40.0E0
r8.40.090
f8.'$.100
r8.40.110
18.40.120
r8.40.r30
18.40.r40
18.40.160
18.40.010 Purpose.
The purpose of the Special Development District is to
encourage flexibility and crearivity in the development of landi1 grder to promore its most appropriate use; t; improve rhc
design character and quality of rhe new developmeni with the
Town; to facilitate the adeguate and economical provision of
streets and utilities; to preserve the narural and scenic featuresof open space areas; and to funhcr the overall goals of thc
community as sated in the Vail Comprehensive plan. An
approved derelopmenr llan for a Special Dcvelopment District,rn conJunctlon wrth the property's underlying zone disrrict,
shall e_stablish the requiremenrs for guiding development and
uses -of propgny included in the Special Development Disrrict.
The Special .Dbvelopment Disrrict does not apply to and is nor
available in the following zone districrs: lt;iftiae Residendal,
Single-Family. Duplex. Primary/Secondary. The elemenrs of the
development plan shall be as outlined ln Secdon 1g.40.060.
(Ord, 9(199a) g l: Ord. 2l(1988) $ t.)
f8.40.020- Definltions.A. "Agcnt or authorizcd represenudve" means any individuat
or nssociation authorized or empowercd in writing by the
property owner to act on his (her) stead. If any of the
property to be included in the Special Development Dis-trict is a condominiumized dcvelopment, thi peninent
SPECIAL DEVELOPMENT DISTRICTS
Development review proccdures.
Submittal requirements.
Development plan.
Uses.
Design criteria.
Development standards.
Amenrlment procedures.
Recreatlol amenities t8x,
Time requiremenb.
Fees.
Existing special development districts.
Bed and breakfsst - Conditionsl use permiL
382-9 (vril 4-95)
ZONING
c.
D.
E.
condominium association may be considered the agent or
authorized rcpresentative for the individual unit owners if
authorized in conformity with all peninent requirementsof the condominium association's declarations and all
other requirements of the condominium declarations are
met.
"Minor amendment (staff review)" means modifications to
building plans, site or landscapc plans that do not alter
the basic intent and character of the approved special
derelopment district, and are consistent with tbe design
criteria of this Chapter. Minor amendments may include,
but not be limited to, variadons of not more than five feet(5') to approved setbacks and/or building footprints;
changes to landscape or site plans that do not adversely
impact pedestrian or vehicular circulation throughout the
Special Development Districq or changes to gross floor
area (excluding residenrial uses), of not more tban five
percent (5%) of the approved square footage of retail,
office, common areas and other nonrcsidentiaf floor area.
"Major amendment (PEC and/or couneil rcview)n meansqly proposal to change uses; increase gross residenrial
floor area; change the number of dwelling or accomnroda-
tion units; modify enlarge or expand any approved Spe-
cial Development Disuict (other than minor imendments
as defined in subsecdon 18.40.0208.)
"Underlying zone district" means the zone disuict existing
on the propeny, or imposed on the property at the timi
the.Special.Development District is approved. The fol-
lowing zone districts are prohibited from special develop-
rpent. disrricts bging used: Hillsidc Rcsidentiat, Singli-
Family, Duplex, Primary/Secondary.
Affected propeny." means property within a Special
Development Disrict rhat, by vinus of its proximity or
relationship-to a proposed amendment requeit ro an ap-
proved development plan, may be affected by redegigir,
density incrcase, change in uses, or other modificatiJns
clrlnS1rg the impacts, or chara$cr of tbe approved Spe_cial Devclopmenr Distric. (Ord 9(1994j' E Zt Ord.
2l(1e88) $ l.)
(vril +95)382- l0
I
S PECIAL DEVELOPMENT DISTRICTS
It.40.030 Applicetion.
An application for approval of a special development
district may be liled by any owner of property to be
included in the special development district or his (her)
agent or authorized reprcsentative. The application shail be
made on a form provided by the Community Dcvelopment
Department and shall include:
A lcgal description of thc property, a list of names and
mailing addresses of all adjacent property owners and
written consent of owners of all property to be included in
the special development district, or their agents or authorized
repreientatives. The application shall be accornpanied by
submittal requirements outlined in Section 18.40.050 and a
development plan as outlined in Section t8.40.060.
(ord. 2l(1e88) g l.)
It.40.040 DevelopmentRevicwProcedures.
A. Prior to site preparation, building construction, or other
improvements to land within a special dcvelopment
district, thcre shall be an approved developmcnt plan for
said distrist. The approved dcvclopment plau shall
establish requirements regulating development, uses and
activity within a special devclopment district.
B. Prior to submittal of a formal application for a special
devclopment distrist, the applicant shall hold a pre-
application confcrence with the community development
department. The purposc of this meeting shall be to
discuss the goals of the proposed special development
district, the relationship of the proposal to applicable
elemcnts of the town's master plan, and the review
procedure that will be followed for the application.
C. The initial revicw of a proposed special development
distriet shall be hetd by the Planning and Environmental
Commission at a regularly scheduled meeting. Prior to
this meeting, and at the discrction of the director of the
department of community development, a work session
may be held with the applicant, staff and the planning
and environmental commission to discuss the proposed
382-l r
(vail &2-EE)
o
ZONING
special development district. A report of the Community
Development Department staffs findings and rccom-
mendations shall be made at the initial formal hearing
before the planning and environmental commission. A
repoft of the planning and environmental commission
stating its findings and recommcndations, and the staff
report shall then be transmitted to the town council in
accordance with the applicable provisions of Section
18.66.060 of thc municipal codc. fhe town council shall
consider the spccial development district in accordance
yjtlr- Jlt-r provision of Sections 18.66.130 through
r8.66.160.
(ord. 2l(1e88) g l.)
ft.{0.050 Submittrl requirements.
The following information and materials shall be sub-
mitted with the initial applicatioa for a special dcvelopmentdistrict. certain submittal requircments may be waived or
modified by the department of community divelopment if itis demonstrated that the materiar to be waived oi modified
is not applicable to.the Design criteria (section 1g.40.0g0),or other practical solutions have been reached.
l. Application form and filing fee.2. A written statement desiribing the nature of theproject to include information on proposed uses,
densities, naturc of the development- proposed,
contemplated ownership patterns and phasing plans,and a statement outlining how and whiri the
proposed development deviates from the development
standards. prescribed in the propefty's undjrlying
zone district.3. A.survey stamped by a licensed surveyor indicating
existing conditions of the property to 6e includcd inthe special -development - diCtrici, to include thelocation of improvements, existing contour lines,
natural features, existing vegetatio;, water courscs,
and perimetcr properry lines of the parcel.
(vail 8-2-E8)
382-12
SPECIAL DEVELOP
t
ME NT DISTRICTS
4. A complete set of 'plans depicting existing conditions
of the parcel (site plan, floor plans, elevations), if
applicable.
5. A complete zoning analysis of existing and proposed
development to include a square footage breakdown
of all proposed uses, parking provided, and proposed
densities.
Proposed site plan at a scale not smallcr than l'=
20', showing the approximate locations and dimen-
sions of all buildings and structures and all principal
site development features.
Preliminary building elevations, sections and floor
plans tt a scale not smallcr than I l8' = l' in
sufficient detail to determine floor area, circulation,
location of uscs, and generat scale and appcarance of
the proposed dcvelopment.
A vicinity plan showing thc proposed improvements
in relation to al I adjacent properties at a scale not
smaller than l'= 50'.9. Photo overlays and/or other acceptable techniques
for dcmonstrating a visual analysis of the proposed
devclopment in relationship to existing conditions.
10. A massing model depicting the proposed development
in relationship to development on adjacent parcels.ll. A preliminary landscape plan at a scale not smaller
than l' = 2A', showing cxisting landscape featurcs to
be retained and removed, proposed landscaping'and
landscaped sile development features such as recrea-
tion facilities, bike paths and trails, pcdestrian plazas
and walkways, water features and other elements.
12. Environmental impact report in acoordance with,- Chapter 18.55, .hercof unless waivcd by Section
18.56.030.
13. Any additional information or material as deemed
'"Decessary -by the director of eommunity developmcnt
department.
With thc exception of the massing modcl, four
complete copics of the above information shall be
6.
7.
I
382.13
(vail 8-2-88)
o
ZONING
' submitted _with an application for a special develop_
ment district. At the discretion of the director of tfie
community development department, reduced copies
in 8-l 12' x ll' format of all of the above informaiion
and additional copies for distribution to the planning
and environmental commission and town council
may be required.
(ord. 2l(te8E) g l.)
It.{0.060 Developmentptrn.
- An approved deveropment pran is the principal documsntin guiding the deveropment, uses and aciivitiei of a speciardevelopment district. A development plan shafl bc approvcdby.ordinance by the town council in conjunction iittr ttre
r-eview and approval of any speciar development district. Thedevelopment plan shall be comprised of materials submittedin accordance with Section 18.40.050. The developmentplan shall contain all relevant material and information
necessary to establish the -parameters with which the specialdevelopment district shalt develop. Thc developmeni ptan
may consist of, but not be limited lo, the "pprouid site plan,floor plans, buirding sections and eievatioris, victiii ir"",parking plan, preliminlp- open spacellandscape pf"n, Ainiiti"i
lnd permitted, conditional ind accessory uses. (Ord.2l(te88) g t.)
It.40.070 Uses.
Determination of permitted, conditionar and accessoryuses shall be made by the planning and environmental
commission and town council is a pari of the formal ,rui.i
o.f thc proposed deveropment plan. unless furthet rrstririioqlrough the review of-the pioposed speciar a.uriof*rntdistrict, permitted, conditionfu ana accessory uses shill belimited to those -permitted, conditional and aJcessory usss ina property's underlying zone district. under certain condi-tions, commercial usJs may be permitted in residential
special development districts- if, in ihe opinion of the town
'tv"it g-z-ss)
382-14
I
o
PMENT DISTRICTSSPECIAL DEVELO
council, such uses are primgrily for the servicc and
convenience of the residents of the development and the
immediate neighborhood. Such uses, if any, shall not change
or destroy the predominantly residential character of the
special development district. Thc amount of area and type of
such uses, if any, to be allowed in a residential spccial
development district shall be established by thc town council
as a part of the approved development plin. (Ord. 2l(1988)
$ l.)
1t.40.0E0 Dcsign criterir.
The following design criteria shall bc uscd as the principal
criteria in evaluating the merits of the proposed special
developmcnt district. It shall bc the burdcn of the applicantto demonstratc that submittal material and thc proposed
devclopmcnt plan comply with each of the following
standards, or demonstrate that one or more of them is not
applicable, or that a practical solution consistent with the
public interest has been achicvcd.
A. Design compatibility and sensitivity to the immediats
environment, neighborhood and adjacent properties
relative to architectural design, scale, bulk, building
height, buffer zones, identity, character, visual integrity
and orientation.
B. Uses, activity and density which provide a compatible,
efficient and workable relationship with surrounding uses
and activity.
C. Compliance with parking and loading requirements as
outlined in chapter 18.52.
D. Conformity with applicable elements of the Vail Com-
.prehensive Plan, town policies and urban design plans.
E. Identification and mitigation of natural and/or gcologic
hazards that affect the property on which the special
development district is proposed
F. Site plan, building design and location and open space
provisions designed to producc a functional devclopment
responsive and scnsitive to natural features, vegetation
and overall aesthetic quality of the community.
383
(Vail E-2-88)
ZONING
G. A circulation system designcd for both vehicles and
pedestrians addressing on and off-site traffic circulation.
H. Functional and aesthetic landscaping and open space in
order to optimize and preserve natural features, recrea-
tion, views and function.I. Phasing plan or subdivision plan that will maintain a
workable, functional and efficient relationship through-
out the developmcnt of the special developrient district.
{ord. 2l(1e88) $ l.)
1t.40.090 Development strnderds.
Development standards including lot area, site dimensions,
setbacks, height, density control, site coveragcs, landscaping
and parking shall be determined by thc town council as paft
of the approved developmcnt plan with consideration of the
rccommendations of the planning and environmental com-
mission. Bcfore the town council approves development
standards that deviate from the underlying zone district, it
should bc determined that such deviation providcs benefitsto the town that outweigh the advcrse effects of such
deviation. This determination is to be madc based on
evaluation of the proposed special development district's
compliance with the design criteria outlined in Section
18.40.080. (Ord. 2l(1e88) $ l.)
I8.40.100 Amendment proccdures.
A. Minor amendments: Minor modifications consistent with
the design criteria outlined in Section 18.40.0208. miy
be approved by the departmcnt of community dcvelop-
me*t. All minor modifications shall be indicatcd- on a
completely revised development plan. Approved changes
shall be noted, signed, dated and filed by the department
of community development.
Notification of a proposed minor amendment, and a
report of staff action of said request, shall be provided
to all property owners within or adjacent to the special
development district that may be affccted by the
384
(vail 8-2.88)
o
DEVELOPMENTSPECIAL DISTRICTS
amendment. Affected properties shall be as determined
by thc depaftment of community development. Notifica-
tions shall be postmarked no latcr than five days
following staff action on the amendment request and
shall include a bricf statement describing thc amendment
and the time and date of whcn .the planning and
environmental commission will be informed of the staff
decision. In all cases the rcport to the planning and
environmental commission shall be made within twenty
days from the date of the staffs decision on the
requested. amendment.
Appeals of staff decisions may be filed by adjacent
property owners, owDers of property within the special
development district, the applicant, planning and environ-
mental commission members or members of the town
council as outlincd in Section 18.66.030A. of the
municipal code.
B. Major amendments: Regucsts for major amendmcnts to
an approved spccial development district shall be
reviewed in accorda4ce with thc procedures described in
Section 18.40.040.
Owncrs of all property requesting the amendment, or
their agents or authorized repres€ntatives, shall sign the
application. Notification of thc proposed amendment
shall be inade to owners of all property adjacent to the
property requesting the proposed amendment, owners of .
all property adjacent to the special development district,
and owners of all property within the special develop-
ment district that may be affected by the proposcd
amendment (as determined by the department of
be as outlined in Section 18.66.080 of the municipal
code.
(ord. 2l(1e88) $ l.)
It.40.f 10 Recreetlon rmenities trx.
A recreation amenities tax shall be assessed on all special
development districts in aceordance with Chapter 3.36 of the
38s
(veil 4-7-92)
ZONING
Vail Municipal Code ar a rate o be determined by the planning and
environmental commission. Ttris rate shall be based on the rate of
the special development district's underlying zone disuict or the rate
which most closely resembles the density plan for the district,
whicheveris geater. (Ord. 21(1988) $ 1.)
18,40.120 Time requirements.
A. The developer musr bgin initial construction of the special
development district within three years from the time of its final
approval, and continue diligently toward the completion of the
project. If the special development disrrict is to be developed in
phases, the developer must begin construction of subsequent
phases within one year of the completion of the previous phasi.B. If tlrc applicant does norbegrn and diligently work toward the
completion of the special development district or any stage of ttre
special development districr within the rime limits imposed by the
preceding subsection, the approval of said special development
district shall be void. The planning and environmental commission
and town council shall review the special development disrict upon
s3bminal of an application to re-esrablish ttre special development
disulct following ttre procedures outlined in section 18.40.o10 of
this chapter
(ord.21(1988) $ 1.)
18.40.130 Fees.
_ The filing fee for special development district applications and
for major and minor amendments to special develophent disuicts
shall be set by the Town Council of the Town of Vail by resolution.
Applications deemed by the community development departnent to
have significant design, land use, or other iszues which may have a
significant impact on the community may require review by
consultants otherthan town staff. Should a determination be made
by the town staffthat an ouside consultant is needed !o review any
special development district application, the community
development department shall obtain the approval of rhe town
(v'it 4-7-92)
386
o
PARKINCOFF.STREET ANDLOADING
council for the hiring of such a consultant. Upon approval of the
towrl council to hire an outside consultant, the community
development departrnent shall estimate the amount of money
necessary to pay the outside consultant, and this amount shall be
forwarded to the town by the applicant at the time the special
development disuia application is submitrcd to tlre community
development departnnenr Upon completion of the review of the
application by the consultant, any of the firnds forwarded by the
applicant for payment of the consultant which have not been paid to
the conzultart, shall be renrmed to the applicanr brpenses incuned
by ttrc town in excess of the amourt forwarded by the applicant
shall be paid to the town by the applicant within thiny days of
notificadonbythe own. (Ord. 5(1991) g 1: Ord. 21(1988) $ t.)
18.40.140 Existing special development districts.
Nothing in this chapter shall be construed to limit, replace or
diminish the requircments, rcsponsibilities, and specifications of
special development disuicts No.'s 2 through 21. The town couneil
specifrcally finds that said special development districts No.'s 2
through 21 shall remain in full force and effect, and the tems,
conditions, and agreements comained therein shall continue to be
binding upon the applicants thereof and the Town of Vail. These
disricB, if not commenced at the present time, shall comply with
Section 18.40.120, time requiremenrs. (Ord. 2t(1988) $ t.)
18.40.160 Bed and breakfast-Conditional use permit.
Any special developnrent disuict containing multi-family, single
famity ortwo family dwellings shall be allowed to apply for a bed
and breakfast conditional use permit according to Chapter 18.60
and as turther regulated by Section 18.58.3I0. (Ord. 31(1989) g
14.)
387
(vdl4-?-92)
ZONINC
chapter 18.52
OFF-STREET PARKING AND LOADING
Sections:
18.52.010 Purpose.
rt.52.020 Applicability.
f 8.52.030 Exisiting facilities.
It.52.040 Additions or changes.
It.52.050 Construction and maintenance.
18.52.060 Parking-Off-site and joint facilities.
1t.52.070 Standards.
1t.52.080 Parking-Standsrds.
tt.52.090 Loading-Standards.
tE.52.100 Parking-Requirements schedule.
18.52.110 Parking-Schedule applicabitity.
18.52.120 Credit for multiple use parking facilities.
18.52.130 Loading-Requirements schedule.
18.52.I40 Loading-Schedule applicabitity.
f 8.52.150 Credit for multiple-use loading facilities.
18.52.I60 Exemptions.
18.52.170 Leasing of parking spaces.
t8.52.It0 Variances.
18.52.0f 0 Purpose.
In order to alleviate progressively or to prevent traffic
congestion and shortage of on-street parking areas, off-street
parking and loading facilities shall be provided incidental to new
structures, enlargements of existing structures or a conversion to' a new use which requires additional parking under this chapter.
The number of parking spaces and loading berths prescribid in
this chapter shall be in proportion ro the need for such facilities
created by'the particular type of use. Off-street parking and
loading areas are to be designed, maintained and operated in a
manner that will ensure their usefulness, protect the public safety,
(VaiI 4J.92)
388
o .-', I
Table 3 - DensiV on Surroundino Lots.
ApproximateApproximate Existing Number DensityLot Acreaqe Zonino of Dwellino Units {DU/Ac)
(VailHeights)
1.5P/S6122 .5 P/S 10 203 .s P/S 11 224 .s P/S 10 20
(Vail Das Schone)4 .18 P/S 4 22
s.2PlS6306 .18 P/S 4 227 .16 P/S 2 12.8 .18 P/S 2 119 .18 P/S 2 11
11 .32 P/S 4 1212 .32 P/S 0 Undeveloped13.4PlS25, 14 .5 P/S 0 Undeveloped15 .6 P/S 5 I19 .45 P/S 0 Undeveloped20 .45 P/S 2 4
IV. EVALUATION OF THE REZONING FEOUEST
As this is a worksession, stafi will not provide an analysis of the rezoning criteria. The criteria
listed below will be addressed iully at a later date.
A. ls the request ln conformlty with the Land Use Plan? A
B. Have clrcumstances changed slnce the orlglnal zonlng was placed on the
ploperly?
C. Was a technlcal error made when the zonlng was determlned?
V. DISCUSSION OF KEY ISSUES
Before a final PEC hearing and discussion of the formal criteria listed above, staff believes lhe
key issues outlined below must be resolved:
A. How should the hazards be mltlgated?
The Town of Vail hazard maps show that about 80% of this site is covered in rockfall
or debris flow hazard areas. In December, 1 991 , Art Mears evaluated the hazard
V7t* /14t4,ry. 4 4 /1'^'- F+^-
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G. A circulation system designed for both vehicles and
pedestrians addressing on and off-site traffic circulation.
H. Functional and aesthctic landscaping and open spacc in
order to optimize and preserve natural features,
tion, views and function.I. Phasing plan .or subdivision plan that will maintain a
workable, functional and efficient rclationship through- k/,,/-out the development of the special development district. , "A I, o l')
(ord.2r(re88) g r.) ?fer*' ^f*"t.(,
18.40.090 Development stendards. y' -o -
Development standards including lot area, site dimensions,
setbacks, height, density control, site coverages, landscaping
and parking shall be determined by the towJcouncil as part
of the approved development plan with consideration of the
recommendations of the planning and environmental com-
mission. Beforc the town council approves development
standards that deviate frorn the underlying zone distiict, it
should be determined that such deviation provides beneiitsto the town that outweigh the advcrse effects of such
deviation. This determination is to be made based on
evaluation of the proposed special development district's
compliance with the design criteria outlined in Section
18.40.080. (Ord.2l(1988) $ t.)
ZONiNG rDFiw
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recrea-
18.40.100 Amendment procedures.
A. Minor amendments: Minor modifications consistent with
the design'criteria outlined in Section I8.40.0208. m?y
be approved by the departmenr of community develop-
ment. All minor modifications shall be indicated'on a
completely reviscd development plan. Approved changes
shall be noted, signed, dated and filed Uy tUe department
of community development.
Notification of a proposed minor amendment, and a
report of staff action of said request, shall bc provided
!o "il property owners within or adjacent to th; special
development district that may be affccted bi rhc
384
(vail 8-2-88)
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SPECIAL DEVELOPM ENT DISTRICTS
council, such uscs are primarily for the service and
convenience of the residents of the devclopment and the
immediate neighborhood. Such uses, if any, shail not change
or destroy the predominantly residential character of the
special developmcnt district. The amount of area and type of
such uses; if any, to be allowed in a residential special
development district shall be established by the town council
as a part of the approved development plan. (Ord. 2l(1988)
$ t.)
18.40.080 Design criteris.
The following design criteria shall be used as the principal
criteria in evaluating the merirs of the proposcd special
development district. It shall be the burden of the applicant
to demonstrate that submittal material and the proposed
development plan comply with each of the following
standards, or demonstrate that one or more of them is not
applicable, or that a practical solution consistent with the
public interest has been achieved.
A. Design compatibility and sensirivity to the immediate
environment, neighborhood and adjacent propbrties
relative to architectural design, scale, bulk, building
height, buffer zones, identity, character, visual integrity
and orientation.
B. Uses, activity and density whjch provide a comparibb, 6efficient and workable relationship with surrounding uses I
'and activity.
C. ComplianCe with parking and loading requirem.nt, u, y'
outlined in Chaptcr 18.52.
D. Conformity with applicable elements of the Yail Com- (.prehensive Plan, town policies and urban design plans.
E. Identification and mitigation of natural and/or geologic -rhazards that affect the property on which the special
development district is proposed
F. Site plan, building design and location and open space
provisions designed to produce a functional development
responsivc and sensitive to natural features, vegetation
and overall acsthetic quality of the cornmunity.
S r,'
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A./tA/\r.L r0 ".l"t '{ 4r' )Y' 1';t{ "ry /Nl^+v "t'/
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(vail 8-2-88)
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MEMORANDUM
Planning and Environmental Commission
Community Development Department
March 9, 1992
A request for a worksession for a mlnor subdivision and request for a zone
district change from PrimaryiSecondary Fesidentialto Low Density Multiple
Family, for the Schmetrko property, generally located at 2239 Chamonix Lane,
more particularly described as:
Parcel A: A trast of land containing one acre, more or less, located in lhe
South 'l12 of the South East 1/4 of Section 1 I , Township 5 South, Range 81
West of the Sixth Principal Meridian, more particularly described as follows:
Beginning at the NE comer ot the sw 1/4 of the sE 1/4 of said section 11;
thence westerly along the northerly line of said SW 1/4 of the SE 1/4 bearing
south 86 20' W a distance of '167.80 ft. to a point:
Thence southerly along a line 167.80 ft. distant from and parallel lo the east
line ol said SW 1/4 ol the SE 1/4, a distance o1200.00 ft. to a point:
Thence easterly a distance oi tOZ.SO ft. along a line 200.00 ft. distant lrom and
parallel to the north line o{ said SW 1/4 ol the SE 1/4 to a point on its east line;
Thence easterly on a line parallel to the north line of the SW 1/4 of the SE 1/4
of Section 1 1, a distance of 50.95 ft. to a point:
Thence northerly and parallel wiih the west line of the east 1/2 of lhe SE 1/4 of
said Section 11, a distance of 200.00 ft. to the point of intersection wilh lhe
extension ol the norlh line of the SW 1/4 of the SE 1/4 of said Section 11;
Thence westerly on a deflective angle left of 95 21'00' along the exlension of
the north line of the SW 1/4 of the SE 1/4 ol said Section 11, a distance ol
50.95 ft. to the NE corner of the SW 114 ot the SE 1/4 of Section 11, being the
point of beginning.
Parcel B: Tract A, Vail Heights Filing No. 1 according to the recorded plat
thereof.
Applioant: Erich SchmeEkoPlanner: Andy Knudtsen
TO:
FHOM:
DATE;
SUBJECT:
o
I. DESCRIPTION OF THE REOUEST
The applicants, Erich and Lily Schmetzko, are requesting to rezone their property from
Primary/Secondary to Low Density Multi-Family residential. Their property is located at 2239
Chamonix Lane, and is made up of 2 unplatted parcels. In addition to the rezoning request,
the applicanl is proposing a minor subdivision, to create one lot. The proposed LDMF zoning
would allow nine units, two of which the applicant is willing to permanently deed restrict as
employee housing. This site is cunently vacanl. lt is located in rockfall and debris flow
hazard areas.
Staff believes that there are four key issues relating to this rezoning request:
A. How should the hazards be mitigated?B. What is the appropriate density for the site?C. What issues are involved in the subdivision request?D. What kind of development could occur under the proposed zoning?
ln addition to these specific issues, there are standard rezoning crileria which must be met.
All of lhe criteria are listed below in the memo.
II. BACKGROUND
In July, 1991, the applicant brought this request to the Planning and Environmental
Commission lor a worksession. The PEC comments focused on the hazards, which cover
most of the sile. Since that worksession, the applicant has had Art Mears do additional
hazard research, and has followed some of his general recommendations. Other concerns of
the PEC included density and employee housing.
The property, as stated above, is vacant. Vegelation is limited to sage brush, with the
exception of two large spruce trees on the northeast corner of the site. The site rises above
Chamonix Lane at approximately a2A-25% slope. To the west, most of the lots around this
parcel are developed. The land to the east is vacanl. All of the land north of Chamonix Lane
is zoned Primary/Secondary and most of it has been developed in excess of the density
standards of Primary/Secondary zoning. Many of the lots have multi-family housing on them.
In the early 1980s, the Town of Vail created a drainage channel across the Schmetzko
property. This was done immedialely atter a severe debris flow event, during a spring when
debris flows were occurring frequently. The Town acted in an emergency situation, to try to
protect the neighborhood. Mr. Schmetzko brought a law suit against the Town, in an effort to
have his property restored lo its original condition. The Town and Mr. Schmetzko settled this
legal action. As part of the settlement agreemenl, the Town agreed to restore the site to its
original grade.
In the past, several utility companies installed utility lines across the Schmetzko property. In
lhe same seHlement, the utility companies understood that they would have to compensate
Mr. Schmetzko for lhe use of his property. The utility companies decided it would be simpler
the utility lines than to pay {or the use ot the land.
t,i
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III. ZONING ANALYSIS
Below are tables showing various development potentials.
Table 1 - Area Total Total Buildable BuildableAcreage Souare Footaqe Square Foolaoe Acreaoe
Parcel A 1.00 43,560 sq. ft. 40,744 sq. ft. .935
Parcel B .1204 5.244.6 sa. ft. 4,877 sq. ft. .'112Totals: 1.1204 48,804.6 sq. ft. 45,621 sq. ft.. 1.047
Table 2 - Development Polential Under Different Zone Dislricts
Potential Number
Density Allowed of Dwelling Units
Per Code On The Two Parcels GRFA
Primary/Secondary SDUs+1 3DUs+1 6,190.2sq.ft.
Exisling Zoning witfr 2 Employee Unii Employee DU
Parcels
Residential Cluster 6 DUs per 6 DUs I 1,405.3 sq. fl.
Combined Lots buildable acre
LDMF 9 DUs per I DUs 15,967.4 sq. fl.
Combined Lots buildable acre
Land Use Plan/MDR 3-14 DUs per 3-14 DUs N/A
buildable acre
L
-o .-"1
Table 3 - Densitv on Sgroundino Lots.
ApproximateApproximate Existing Number DensityLot Acreaoe Zoninq of Dwellinq_Units (DU/Ac)
(VailHeights)
1.5P/S6122 .5 P/S 10 203 .5 P/S 11 224 .5 P/S 10 20
(Vail Das Schone)4 .18 P/S 4 22s.2PlS6306 .18 P/S 4 227 .16 P/S 2 12.I .18 P/S 2 119 .18 P/S 2 '.|l
11 .32 P/S 4 1212 .32 P/S 0 Undeveloped13.4PlS2514 .5 P/S 0 Undevetoped15.6P/S5819 .45 P/S 0 Undeveloped20 .45 P/S 2 4
tv. EVALUATT9N OF THE REZONTNG REQUEST
As this is a worksession, statf will nol provide an analysis of the rezoning criteria. The criteria
lisled below will be addressed lully at a later date.
A. ls the request in conformlty with the Land Use Plan?
B. Have clrcumstances changed slnce the orlglnal zonlng was placed on the
property?
C. Was a technlcal error made when the zonlng was determlned?
V. DISCUSSION OF KEY ISSUES
Before a final PEC hearing and discussion of the formal criteria listed above, staff believes the
key issues outlined below must be resolved:
A. How should the hazards be mlflgated?
The Town of Vail hazard maps show that about 80% of ihis site is covered in rockfall
or debris flow hazard areas. In December, 1991, Art Mears evaluated the hazard
o o
potential of on the site. His report suggests generat concepts for mitigating these
hazards, but he believes he needs to do additional work, His letter is attaihed to this
memo, showing his analysis. ln brief, his concept is to extend a smail basin to the
north ot any proposed building on the site which would contain the debris flow, and to
protect any structures 0n the site from rockfall by building 'small baffiers at the lower
building walls ol the exposed sides of the structure.' (ptease see attached Art Mears
letter, dated December 19, 1991,) A regraded oorridor, along the lines of lhis concept,
has been designed by an architect, and has been shown on the plans. This concepi
appears to require that grading occur on Lot 6 and BLM land to the north. This
drawing was not done by Art Mears, and will need to be reviewed by him in the future.
Al this time, slaff would like to understand if there are different mitigation solutions for
difterent types of development oh the site. we would like to know ir there would be
differences between the mitigation required for primary/secondary development,
Residential clusler development, and Low Density Mutti-Famity dbvelopm'ent. we
would also like to have Art Mears discuss altemative types of mitigation, including one . t/which could be completely contained on this site, if possible. In general, staff is - 4// :;
concerned that the mitigation could have significant negative environmental and 5r-
aesthetic impacts.
staff would like the applicant to propose the logistics of how the desired mitigation
sofution could be accomplished. tf the current design is selected, staft will need to see F)permission from the property owner of Lot 6, vail Heights, as well as the Bureau of x-, /
Land Management for the use of lheir property in the regrading effort needed to creale
the basin. staff underslands that the approval process with the BLM is lengthy, and
we will need to have assurances from the applicant that the work could be done. The
timing of the mitigation also needs to be fully understood, who will do lhe work and )
what the deadline is lor the work are questions which need to be answered. Lastlv.\
the timing of the Town's obligation to regrade the site needs to be coordinated w1h the\
timing of the proposed mitigation ptan.
B. What ls.the approprtate denstty for this slte?
staff is concerned that the proposed density of LDMF may exceed what is appropriate
for this parcel. Additional density may nol be appropriate, given the debris flow and
rockfall hazards. Additional information about the hazards are needed before an .up-
zoning' occurs. Statf would like to point out that the tables in the zoning analysis sirow /.fhat lhe nine units per buildable acre proposed with the Low Density tr,tulti-famity 1 , <.{>'t. i
zoning lafls within ihe range of the l-ano'Use plan, and is tess than the density on ;-most 0f the sites in the vicinity. All of the sites in the vicinity are zoned
Primary/secondary. However, they are non-conforming in that they exceed the curent
density standards of the zoning code. The applicant is proposing that two ot the nine
units on site to be restricted as employee housing unils, which is a benelit for the
Town.
.i't
C. What lssues are Involved tn the subdtvlslon request?
The subdivision request ensures that the access way and the large parcel will never be
sold separately. An easement could be created across Parcel Alo also allow for
access. lt appears, at this time, that the applicant can meet a[ ol the subdivision
standards for minor subdivision in the LDMF zone district. These standards include lot
area (10,000 sq. ft. of buildable area), frontage (minimum 30 feet), and size (minimum
80'x 80'). The applicant could also meet the subdivision standaids for Ftesidential
Cluster and Primary/Secondary zoning. Prior lo a final hearing, the applicant will need
to provide complete minor suMivision plals which meet all of the Town standards.
The replatting process also provides an opportunity to document the resolution of the
hazqrd mitigation issue and the employee housing issue. Staff believes that the
resolutions to the number of employee units to be built, as well as the hazard
mitigation to be constructed, should be documented on the plat. Hypothetically, after
lhe rezoning process, the applicant could develop the siie as single iamity resid'ences.
Because the Town code does not require mitigation for single famity or olplex
construction, staff believes a plat restriction requiring mitigation regirdless'of
development type. is appropriate. This position is bised on tre oetiet that a request for
higher densities should only be approved if mitigation is mandatory.
D. What klnd of development could occur under LDMF zoning?
At this time, the applicant has drawn up plans for a nine unit condominium complex.
These plans are conceptualonly, and are not proposed to be built, The applicant has
tried to show that the site can handle LDMF density. Statf has reviewed these
conceplually, and has some comments. The Fire Department would require a tum-
around at the top of the driveway, ind additional hydiants. Public Works would require
a heated driveway, since the grade is 10%. The planning stalf is concerned that the
underground parking shown on this conceptual plan may not be constructed, as it is
relatively expensive, and is not required under LDMF zoning.
V. CONCLUSION
Statt does nol have a formal recommendation for this worksession. Stafl believes that
increased density on the site should be reviewed with consideration given to hazard
mitigation. After reviewing the additional information staff has requeited regarding the
magnitude of the hazard mitigation which will be needed, staff befieves tnaitne rezoning
requesl will be easier to evaluate.
c:\pecvnemos\sdtmEko.309 f*41'/'
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Mintur4 Colorado 81015
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EAi/ BR^U\J AS IATFs. INC"
PLANNING ead COMHUNtTy DtVELOpt IENT
$cptember 3. 1996
Mr. Andy Knu&tcn
Tsqltl ufVdl
75 SorthFrontagcRoad
Yail, Cukrrado F1645
RE; R€visdsDDsubmittat
DearAncty:
-EncJc,n$ .yott will find a -co'tuptote eot of reviscd pl*s for tbc Red Sanrtsts3e Local's Ho6incrroJ€ct. As sve $scu$s€d lsst wwk, the arcst significsnt change we bsve mrde is to rcduce tft
number of uniu from 18 ro. 17 by rcplaciog !!e s_-uuit quilding-at tne north ena of tm ;lt" (B*idt4sll) with a 4wit buildins. Mntc;iat lnptodO inctuCe* th" f-Iili"$
l) Rcvi$€d PrElildnary Site pten,?.) Revised ProliminerJ, Londscapc PIar.3) Prcliminary Gradinc PIan,
11 trllqi",rry4oor$ans_(rngludiagrevisedplansforBuildiag4),5) }tcltminsrv Eleratinns (including r,evired clevgliusu fff EuilEing 4], and5) Site Survey,7) )!it1we n9 ao.1p-repared F-oouunit to a spacific tygc of light ar &is tirue, we can conrnit
H *j"l?rt"r lg[tttrg wll hrvoa cou"calad liglt source. lncatims of lrgblF and notes torn$ drect have been addod to thebuildiqg clev*ions.
r walccd the *itc with Ruce Foncsr lo*Frftlny auJ hc indicauxl 0ut tr mainfry of th€ wettandvegetaion is located uell within the 30' sbcam *tback aud thar tne porcntiat iopacr sn nctlmdsvegetaion-is so niginal (wcll uudsr al aurr) thu the Cotp woutC ndt te rntenrfi in re"bwfic tle
ProJ9*. wo qtreed to walk the ritla priqr to son$nrctiffi to locate our *limits of distutauae feicc"utd if we havs to bomor,c willows tdacromnodarc rhc ptojoct we wrtt e-ter uanspiuli €r,Ednt--vegetation or incoryorarc willows itrto oru landscry plirn.
I hope this matenal will answer the questions you nised in yorr August 26th leuer. Plcase do norhcsitate to uatl with any quesrions you may narr.
Sincerely,
Thomas A. Bruun, AICP
ccr Pat Dauphinais
Deluds Odr'ln
JimMoter
Minturn lronwods Buildint
?Cl Main Stres( Znd Floor
Poct Ofllce Eet 776
l'1inturn, Colofedo 81645
Phone - 9-4.8275/97
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PLANNINGPLAN N ING and COI"IMUNtTY DFVELOpyENT
August 26,1996
Mr. Andy Knudtsen
Town of Vail
75 South Frontage Road
Vail. Colorado 81645
RE: Red Sandstone Local's Housing Project
Dear Andy:
Enclosed you will find a revised site plan and grading plan for the Red Sandstone Local's Housing
Project. The most notable change to the previously submitted application is that we have reduced ,,,,
the number of units from 18 to 17. This change has been accomplished by eliminating the 5-unit -
building at the north end of the site (Building D) and replacing it with a 4-unit building. The new
4-unit building is a mirror image of the previously submitted Buildings C and D. r'
After additional site and cost analysis it was determined that the originally proposed Building D
was not financially feasible due to the considerable expense of consffucting a retaining wall that 'v/
would be necessary to incorporate this building and related circulation into this portion of the site.
While the 4-unit building will require some retainage, the extent and cost of this wall has been '"
significantly reduced.
The following summarizes the implications of this reduction of units on development standards and _
other aspects of the proposal that were described in the previously submitted SDD and re-zoning t'
application:
Densitv
The MDMF zone district permits 18 units per buildable acre. Based 1.24 buildable acres,
units could be develope{.onqhis property. The proposed development is now 17 units, o
units per buildable acre(10.5'\nits per gross acre).
\_-/
GRFA
The MDMF zone district permits .35 GRFA. Based on 1.24 buildable acres, or 54,140 square
feet, up to 18,949 square feet of GRFA could be developed on the property. The proposed
development now includes 15,970 square feet of GRFA.
Building Height
The maximum allowable building height in the MDMF zone district is 35' for flat roofs and 38' for
sloping roofs. The maximum height of each building is within the 35' m:u(imum for flat roofed
buildings and the majority of each building is only two levels with a height of 24' as measured
from building slab to the top of the parapet. Proposed roof elevations will be indicated on the
revised sile plan.
Ylinturn lronworks Building
201 Main Street, 2nd Floor
Post Off ce Box 776
Minturn, Colorado 81645
Phone - 970.827.5197
Fax - 970.827.5507
Site Coveraee
The MDMF zone district allows up to 4570 sitre coverage. The footprints of the proposed buildings
total 11,451 square feet (one 5-unit building at3,666 sq. ft. and three 4-unit buildings at 2,595 sq.
ft.). The proposed site coverage is 16.3%o.
Landscaping
The MDMF zone dishict requires at least 3OVo of the site to be landscaped. The revisions to the
proposed plan have reduced both building footprints and paved area resulting in an increase to
landscaped area. The proposed landscaping is now 57.97o of the site.
Setbacks
Minimum front setbacks range from 4O'-98', side setbacks range from 75' to 135' and rear
setbacks range from 2l' to3l'.
Parking
The Town of Vail zoning code requires 2 parking spaces for each unit, or a total of 34 spaces. The
MDMF zone district further requires that at least 507o of required parking spaces be enclosed
within the main building or buildings. The project includes a total of 44 spaces. Eighteen of the
44 spaces are enclosed garage spaces and each unit will include either a one-car or two-car garage.
Surface parking is provided outside ofeach garage and 6 guest spaces are located throughout the
Project.
Trip Generation
Based on the International Transportation Engineers Trip Generation Manual, residential
condominium /townhome units generate an average of 5.86 vehicle trips per weekday with an
average peak hour trip generation of.55 trips per weekday. Based on these standards the
anticipated average trip generation from the 17 units is99.62 trips per weekday and 9.35 trips
during the weekday peak hour.
This change will result in minor changes to our landscape plan and building floor plans and
elevations. These revisions will be submitted to vou by the end of the week. Please do not
hesitate to contact me with any questions you may hau6.
Sincerelv.
nLJ ''
fL* ,
L"f*'.0"r
4ry
/' A!- c
.-- \f \ N'dv6ov-
Thomas A. Braun, AICP
Pat Dauphinais
Dennis Gelvin
Jim Morter
"4
t.r,itsl
?.:d;;;*'l
Figure 4
Parcel S9 - Wetlands Delineated 10/31/95
v-t -.rer I 15
oZONE CHECK
, FORsingle Family Residence, DupLex, Frimary/Secondary
ZONE DISTRICTS
DArE: lu,\.7jt l19b
\
IJEGAI, DESCRI L Btock Subdivision
ADDRESS:
OWNER PTIONE
PI{ONEARCI{ITECT
ZONE DISTRICT
PROPOSED USE
1 , c,, r,iI,OT SIZE I 'QCqA N.,I)/(:-, BUILDABIJE
n llowed Exisl-inq
r.reisht, (30) (33)
6"ot cR!'A ( 3b)L5.lt'-,lc,)tF,q,ll
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: setbacks FronL,20'
I,OT AREA
ProDosed
d
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ifl Retaining walr lteighLs
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Caragc Credib
Drivo:
Complies with T.O.v.
6auer Coursc SeLback
. (300) (600) (900) (1200)-
Pcrmittcd Slope t Proposed Slope %
L,ight,ing Ordinance Yes No
@rrtto,€g-
3, /6,
ild-nuota LtLl t t*\
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d Do trrnish crades Exceed 2:1 (50%)
Environmen la1 /uazards :1)
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trlood P1ain @ ,
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LJ 4) wet.Ianqs
{icw Corridor EncroachnenL;Yes
ihis reqriesL invuive d
much of Lho alLowod 250
6E*u
*fow
No"-j7--
250 ririciiLir.xr? - 'M)
AddiLion is usecl with Ehis rcquesb?
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''w /,,
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Community Development Plan Routing Form
Approved Denied (cite detailed reasons) Approved with conditions
AdStl wtr'LccN lYttq- W
Routed To:Greg Hall, Public Works
Terri Martinez, Public Works
Mike McGee, Fire
Return To:F+=illlat*€n, Community Development A}..\DY
Date Routed:b- t+-qb
Retum By:6- "f>-a b
Project Name:€,ca t**.a+1one , €Nv.plov?e , hpt-rgi Ah .,
Project Address:
t
fuA +a-v*A*.ut- 2-A /'I
Project Legal:ParceA k |'Qa -+ o? B{on}-b .iowrtA.r. 6r,..hJivbtir.-
Project Descriptiou:O o'fr"fi;I_tr-no &o.^ Ge^a-^l u.- t [,ied,u^ bn+\
@ et6,.st lo- r \sq.....-e. tu.Jop\^u + Di=iri.-| b ^ilo',,(or lg enruglaryz- u^*=
t\everyoDsuomvo$tform
THIS ITEM MAY AFFECT YOUB PFOPEBTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commiss-ion of the Town of
Va-ir witt troro ipuoric near-ini iii?dciria'ice riiur Section 18.66.060 of the [,lunicipal Code.of the
fown ot Vaif oriSeptem6Jig, rS96, at2O0 P.M. in the Town of Vail Municipal Building' In
consideration ol:
A request for an interior remodel, utilizing the 250.Ordinance to add a storage area in the
b;;h;i, ;i ;pprorimateiy lso ;A;re Teet, located at 4494 Streamside Circle EasVLot 1 3'
Bighorn 4th Addition
Applicant: Donald LevYPlanner: Lauren Waterton
A reouest for a residential addition to expand the existing kitchen, utilizing the 250 Ordinance'
tocatbd at 930 Fairway Drive/Lot 7, Vail Village 1Oth Filing
Applicants: Morris and Miriam FuternickPlanner: Dirk Mason
A reouest for an interior remodel, to add a storage area and a bathroom of approximately,Sl .,-,,
sq*ie feet, utilizing the 250 Ordinance, located at 63 Willow Place #liLots 1 and 2, HlocK 6' vall
Village 1st Filing
Applicant: Oscar SchaferPlanner: Lauren Waterton
A request lor a residential addition to expand the existing. gnJry, uJllillns.the 250 ordinance'
iociibO at 4410A ColumOine biivel-ot 1: Block 4, A resri"ivisioh of Lot 14, Block 4, Bighorn 3rd
Addition
Applicant:Barbara Van Ness
George Ruther
A request for a wall height variance to allow for a six foot wall, located in the front setback
1239 Westhaven Circle/Lot 37, Glen Lyon
Applicant: Daryl BrownPlanner: George Ruther
A request for a worksession for a rezoning from General Use to Medium Dgnslty Multi-family' and
a request ior me ejtiOfisnment of a Special Development District to allow for the development of
V 1g eHU's, tocated onin unptitted paicel on a portibn of Parcel A and part of Block D, Lionsridge
I..Filing * t
Iv Applicants: Eagle River Water and Sanitation District and the Forest Service
Planner: Andy Knudtsen
A request for an exterior addition to a master bedroom and bathroom and ?qg1nq a 3rd floor'
ufifizing ifre ZS0 Ordinance, located at 8028 Potato Patch/Lot 4, Block 1, Vail Potato Patch
Planner:
Applicants:Padraic Deighan and Birgit Toome
Dominic MaurielloPlanner:
A request for an exterior addition to expal{ the existing dining roo.m,, utilizing the 250 ordinance'
iffiiffiilirs d;fiM;*Gii noioTrbr 22, Block 2, vail v16se 13th Filins
Aoolicants: Paul Baker and Robert Ruderpidnner: Dominic Mauriello ilillllltl
The applications and information about the proposals are available in tq p..rEll-Planner's otfice
d;r,?i6;A; imcJnor6i6i
--oric iniieiiiori located at the Town of Vail communrtv
OeveTopmeni Department, 75 South Frontage Road'
Sign language interpretalion available upon request with 24 hour notification' Please call 479-21 14 voice or 479'2356
TDD fot information.
Communitv Development D€partment
Published 'August 23, t996 in the Vail Trail.
€**::.:.*:#"'":-:-".::"'-
(9701 476-74aO. FAX (S70) 476-4099
August 15, 1996
Re: Red Sandstone Locals Housing Project
Dear Concemed Citizen:
The purpose of this letter is to inform you that the Eagle fuver Water & Sanitation District has
submitted re-zoning and Special Development District applications to the Town of Vail for the Red
Sandstone Local's Housing Project. The proposed plans involve a total of 18 condominium units
and reflect the same design as presented at the July l6th neighborhood meeting.
While no formal public hearing dates have been scheduled, the earliest date the Vail Planning and
Environmental Commission could consider this request is September 9,7996. A minimum of two
public hearings with the Town Council will be held following review by the Planning Commission.
Plans of the proposed project are available for review at the Town of Vail Departrnent of Community
Development located at 75 South Frontage Road and at the District off,rces located at 846 Forest
Road. Please do not hesitate to call Leslie Allen at 476-7480 or our project consultant Tom Braun
at827-5797 with any questions you may have regarding the project.
Sincerely,
EAGLE zuVER WATER &SANITATION DISTzuCT%
Deruris Gelvin
General Manager
DG/lcl
\T.
rd\h6\hsnsaP'is?d
WATER, WAsrEwATrR, Oprantror'rs & MANAGET'rENT SERVIcEs Ji\
t,-
-
Potato Patch Town HomesAttn. Larry BarnesVail ltone RentaLs
143 E. Meadow DriveVail, cO 81652
Sandstone Creek ClubAttn. Anne SulLivan
1020 Vai] View DriveVai1, CO 81657
gandstone Park Condominiums
Attn. BiIl Sargent
Crosgroads Realty
P.o. Box 1292
vail, co 81658
Brooktree Condornini-umsAttn. Nino-Anthony ticcardi
980 Vail View DriveVail, Co 81657
Il
-t
United gtates Forest ServiceAttn. BilI liiood
P.O. Box 190Minturn, CO 8f645
Aspen Tree CondominiumsAttn. Kerry Synder
P.O. Box 1527VaiI, CO 81558
Cottonwood Park TownhornesAttn. Russ Kramer
5200 Syracuse Way
*435
Fnglewood, CO 80111
\
THIS ITEI'I IilAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN ihat the Planning and Environment-a.!-Commission of the Torvn of
Vait will hotd a pubtic hearing in accordance riti'Seiiion r e.e6.q99 9llhe trluni -9{ Code.of the
Town of Vait on Seftem'b.r-9, 1996, at 2:00 P.lrt. in the Town of Vail Municipal Building' In
consideration of:
A request for an interior remodel, utilizing the 250 Ordinance to add a storaoe area in ihe
basement, of approximately 250 square fe.t, r-oiltJO at Za-ea Stieamside Circle EasVLot 1 3,
Bighorn 4th Addition
APPlicant: Donald LetY
Planner: Lauren \\,aterlon
A request for a residential addition to expand the existing kilchen, uiilizing the 250 Ordinance'
locatbd at 930 Fainvay Drive/Lot 7, Vail Village 1oth Filing
Applicants: Morris and Miriam Futernick
Planner: Dirk llason
A request for an interior remodel, to add a storage a1-e191d a bathroo_m of approximatel{,9: ,,^,,
squaie feet, utilizing the 250 Ordinance, located at 63 Willow Place #1/Lols 1 and 2' tslocK b' varl
Village 1st Filing
Applicant: Oscar SchaferPlanner: Lauren Walerlon
A request for a residential addition to expand the existing enlry, utilizing the 250 ordinance'
locatbd at 4410A CorumUlne Drive/Lot t, elock 4, A resd-ivisioh ol Lot fu, Block 4, Bighorn 3rd
Addition
Applicant: 3arbara Van NessPlanner: George Ruther
A request for a wall height variance io allow for a six foot wall, located in the front seiback
1239 Westhaven Circle/Lot 37, Glen Lyon
Applicant: Daryl BroirnPlanner: George Ruther
A request for a worksession for a rezoning lrom General Use to Medium Density Multi-family' and
a request for the establishment of a Special Development District to allow for the development of
18 Ei-lU;s, located on an unplafled paicelon a portibn of ParcelA and part of Block D, Lionsridge
'Filino # I
r
- Applicants: Eagle River \'/ater and Sanitation District and the Forest Service- I Flannor. A"dy KnUCjtSenY "-""-"
A request for an exterior addilion to a master bedroom and bathroom and ?qgItg a 3rd floor'
utilizihg lhe 250 ordinance, located at 8028 Polato Palch/Lot 4, Block 1, vail Polalo Patch
Applicants: Padraic Deighan and Birgit T00me
Planner: Dominic Mauriello
*|tu
A request for an exterior addition to expand fhe existinq dining room, utilizing the 250 Ordinance'
tocated arz4lsaaro Naou;l;-iolali6ili, eiock 2, ViilVill-ge 13th Filing
Aoolicants: Paul Baker and Robert Ruderpidnner: Dominic Mauriello ,,1,,1
The applications and inlormation abo.ut the proPosals are available in the project planner's office
durins resular omce nours'iiiilr;,! l!$i;fi;il64i-?d;t 1x. rown or vdil communitv
Deveiopment Department, 75 South Frontage Hoao'
sign language inlerpretation available upon request with 24 hour notification' Please call 479-21't4 voice or 479'2358
TDD for information.
Communitv DevelopmEnt Departmenl
Publishedhugu$ eg. tgge in fta Vail Ttail'
ltt
TOV{NOFYAIL
Call the Planning Staffat 4'19-2138
PLICATION FOR P
COMMISSION
GENERAL INFORMATION
itris application is for any project requiring approval by the Planning and Environmental Commission. For specific
information, sec thc submital requiroments for the particular approvat that is rcqucsted. The application can not b€
acccpted until all required infornution is submifted- The projcct may also need to be rwiewcd by tie Town Council
and./or the Design Review Board"
A- TYPEOFAPPLICATION:
tr Additional GRFA (250)
tr BcdaodBrealf,ast
tr Conditional Use Perrnit
tr Majoror E MinorSubdivision
tr Rezoning
E SignVariance
tr Variance
tr ZoningCodeAmadrnent
O
AP
B. DESCRIpTIONOFTSEREeLIE5T. Request for sDD to a1low for development
of 18 unit loca1's housing project-
c.
D.
LOCATION OFPROPOSAL: LOT
cel- A and Part of R l nck Ll--- "B=idblt "*:-Fitfif"Lion's Ridqe subBLOC
ADDRESS: nnf epf'] i r..ahl o BUILDINCNAME: not applicahl e
ZONING: Qenerql _lJ€€
NAMEOFOWNER(S):ERWSD and United States Forest Service
F.
G.NAME OF REPRESENTATME: 'Inm Rrarrn. Rrerrn Aqqor.iat-oq. Tnr.
MAILINGADDRE55. 776 Minturn, CO 81645
PHONE: 82M
FEE - SEE THE SI.JBMITTAL REQUIREMENTS FOR THE APPROPRIATE FEE.
STJBMIT THIS APPLICATION,ALL SIJBMITTAL REQTIIREMENTS AND TIIE IIEE TO TIIE
DEPARTMENT OF COMMIJNITY DEVELOPMENT. 75 SOUTH FRONTAGE ROAII,
vArL.coLoRADO t1657.
For Office Use Only:
Fec Paid:- Ck#:- By:
Application ,r*. 6hzl1U pEC Mecting Datc , 1lO(qU
tr Amcndment to an Approved Dwelopment Plan
tl Employeo Hursing Unit (TlPe:
tr Major or tr Minor CCI Extcrior Alteration
(Vail Village)
O Major or tr Minor CCI ExteriorAlt€ration
(Lionshead)
X Spoi"t DwelopmcntDisrict
tr Major or tr Minor Ame'ndment to an SDD
MAILINGADppESS:ERllSD- 846 Forest Road Vai1, CO 81557
See attached Ledter for USI'S inf
H.
Rcvird 5r'96
Questi
PLICATION FOR PLANNING AND
COMMISSION APPROV
AU6 1?
f fn'', ., ; .lirV " L"'lttt'l''
GENERAL INFORMATION
This application is for any project requiring approval by the Planning and Environmental Commission. For specific
information. see thc submittal requiromenb for the particular approval that is requested. The application can not be
ac6€pted until all required information is submitted The project may also need to bc rwiewed by thc Town Council
and/or thc Desigr Rwiew Boad.
A. TYPEOFAPPLICATION:
tr Additional GRFA (250) tr Amendment to an Approvd Dwelopment Plan
tr BedandBreatf,a.st tr EmployeeHousingUnit(Type
tr Conditional Use Pcnnit tr Major or tr Minor CCI Exterior Alte'lation
tr Major o El Minor Subdivision (Vail Village)
I nezoning tr Majoror tr MinorCCII ExtsiorAlttration
tr Sign Vriance (Lionshead)
tr Variance tr SpocialDcvelopmcotDishict
tr Zoning Code Amandment tr Major or tr Minor Amendment to an SDD
DESCRIPTIONOFTHEREQUEST: Re-zone propertv from Genertl IIseto Medium Density Multi-family
ADDRESS: not applicable BUILDINGNAMET nol- a[rFl ic'.ahle
ZONING: General Use .:
NAME OF OWNER(S):ERWSD and United States Forest Service
F.
G.NAME OF REPRESENTA
MAILINGADDRESS:776 Minturn, Col-orado 8l-545
PHONE:@
FEE - SEE THE SUBMITTAL REQUIREMENTS FOR TI{EAPPROPRTATE FEE.
SIJBMIT TIIIS APPLICATION, ALL SIJBMITTAL REQI]IREMENTS AND TTIE FEE TO TIIE
DEPARTMENT OF COMMUNITY DEVELOPMENT. 75 SOUTH FRONTAGE ROAD,
o
AP
c.
D.
H.
i.l',:'.AL
TOWNOFVAIL
Port.lon ot Parcel_ A and part of Block D
LOCATIONOFPROPOSAL: LOT-BLOCK-FILING- *, r.ir'n I q Ri4ge qu!
MAILINGADppggg. ERWSD- 846 Forest Road Vail, CO 81657
See attached l-etter for in
Braun Associates , In
vArL. coLoRADO 81557.
Rcvird 6/96
o
Council Highlights/Add 3
one percent increase in traffic on Chamonix, a minimal impact, he said. Knudtsen also
told how neighborhood concerns were solicited and addressed by the town staff,
Design Fleview Board and the developer. The Vail Commons homeowners' association
declarations will prevent the spaces from being expanded or connected into the
remainder of the development in the future and will also provide for landscaping and
prompt snow removal. Police Chief Greg Morrison also addressed the Council and
explained how the department would provide zerc tolerance enforcement violations of
the handicapped parking spaces. Speaking on behalf of David Sherwood, Michael
Jewett said the DRB decision should be denied for a variety of reasons. They include
reneging on a promise to prevent curb cuts on Chamonix, lack of an environmental
report on traffic impacts, lack of review by the Planning and Environmental
Commission, inadequate grades for the spaces, the closeness of the spaces to the
buildings and a conflict in the town's approval of the plans. In upholding the decision,
Mayor Bob Armour called the matter a fair solution and one that will work in everyone's
best interests. For additional information, contact Knudlsen at 479-2440.
--Zoning Change lnitiation
As a follow-up to a discussion during the afternoon work session, the Council voted 5-0
to initiate a zone change on one of the two parcels of land proposed for locals housing
on Red Sandstone Road. The properties are currently zoned general use district. The
proposal calls for changing the zoning to medium density multi-family. Approval by the
Council last night authorizes a public process to be heard by the Planning and
Environmental Commission and lhe Town Council to consider the zoning change on
property currently owned by the U.S. Forest Service. That land will soon be turned over
to the town as part of the Land Ownership Adjustment Act. The water district has
initiated a rezoning request on its parcel, as well. Now that the authorizations have
been made, the two parcels will be considered under one application. For more
information, contact Town Attorney Tom Moorhead al479-2107, or Andy Kundtsen in
the Community Developmenl Department at 479-2440.
--Town Manager's Report t",SB
Bob Mclaurin announced the last in a series of open house forums to narrow Alo*,t -
recommended improvements to the West Vail interchange would be held on Aug.2P t)
and Aug. 22.
--Other
Councilman Kevin Foley thanked members of the Eagle Valley Cycling Coalition for
helping with the North Trail construction project last weekend. He said the trail is
fantastic.
Councilman Paul Johnston congratulated the Gerald R. Ford family for a successful 20
years of sponsorship of the Jerry Ford lnvitational Golf Tournament
(more)
Council Highlights/Add 2
Quality Awards to the winners in three categories: Coyote Cafe, busrness; Byron Brown,
individual; and John Wright, student. For a detailed description of their
accomplishments, please refer to the news release issued Aug. 16.
-VailTomorrow Update
Rob LeVine, a member of the Vail Tomorrow volunteer coordinating team, presented an
update on the VailTomorrow project. LeVine said the community-based strategic
planning process is off to a successful start following a kick-off weekend and a series of
11 roundtable discussions attended by more than 300 people. LeVine, who was joined
by five other project volunteers (Monica Benderly, Kate Carey, Kerry Donovan, Rob
Ford and Levi Schofield) thanked the Council for endorsing the project and invited
members to participate in the next phase of the project, the "lmagine Vail TomorroW'
Conlerence weekend on Sept. 6 and 7. The event begins Friday night with a kick-off
featuring Myles Rademan, a well-known speaker in the Rocky Mountain West, from 5 to
7 p.m. at the Sonnenalp Bavaria Haus. Then on Saturday, Sept. 7, an all-day
conference will be held at Manor Vailto begin getting more specific about setting goals
for Vail's future. LeVine said it's never too late for people who care or are impacted by
Vailto participate in the process,
-Resolutiun Adopting the Town of Vail/Eagle River Water and Sanitation District Joint
Funding Agreement
The Council voted 6-0 to approve this resolution which provides a funding partnership
to address water quality, quantity and aquatic life issues in the Gore Valley watershed.
With contributions by the town and water district of $10,000 each, the funding will be
used to implement actions to improve water quality, stream flow, aquatic life, wetlands
and improvement of the habitat within the watershed over the next 12 months. For
more information, contact Russell Forrest in the Community Development Department
al479-2146
--Appeal of Design Review Board Approval of Accessible Parking Spaces to the Vail
Commons Development
With Michael Jewett removing himself from the Council to serve as a proxy speaker for
the appellant, David Sherwood, the Councilvoted 5-0 to uphold Design Review Board
approval of the parking spaces. Sherwood, who acknowledged his 17-year
employment history with Safeway, had appealed the decision, citing a concern for
increased traffic along Chamonix. Two curb cuts would be needed on Chamonix to
access four newly-designed accessible parking spaces; a fifth accessible parking space
is planned for within the complex and was nol contested by Sherwood. Judi Anderson-
Wright, a local expert on disability issues, said the new spaces were proposed by the
project's developer, Warner Developments, after learning of provisions of the federal
Fair Housing Act, which exceed the standards of the Americans with Disabilities Act.
Vail Commons is one of many developments in the valley which have been recently
modified to comply with the act, Anderson said, once she became aware of the
provisions and launched an education effort. The act affects all multi{amily housing of
four of more units, both public and private development. During the presentation, Andy
Knudtsen, senior housing policy planner, said the spaces would generate no more than
24 trips on Chamonix per day under a worst case scenario situation. Tha represents a
(more)
United States
Department of
Agriculture
Forest
Service
White Rlver
National
Forest
Holy Gross Ranger Dlstrict
24747 US HWY 24, P.O. BOX 190
MINTURN, COLORADO 81645
(9701 827-5715 FAX 827-9343
Repfy to: 5420
Date: August 7, 1996
Bob McLaurin
Town Manager
Town of Vail
75 South Frontage Road
Vail, CO 81657
Dear Bob:
As you are aware, ParcelA of Lion's Ridge Subdivision is currently a parcel of National Forest System
land. As an authorized representative of this property, I hereby authorize the Eagle River Water and
Sanitation District to proceed through the Town of Vail review process for a Special Development
District (SDD) which is located, in part, on a portion of Parcel A, Lion's Ridge Subdivision.
My authorization for the SDD application to proceed through the Town's review process is made with
the condition that if approved, the SDD not take affect until such time that the ownership of that ponion
ol Parcel A is conveyed from the USDA Forest Service to the Town of Vail as part of our land exchange.
This condition would not apply to that portion of the SDD located on land owned by the Eagle River
Water and Sanitation District. lf the land exchange is not consummated, for whatever reason, the SDD
would never take effect.
It is my understanding that, in accordance with your zoning regulations, you will be signing an
application to re-zone the above referenced portion of Parcel A to the Medium Density Residential
Zone District. I would ask that the SDD condition of approval, as described above, also appty to the
rezoning request.
Please do not hesitate to call with any questions you may have.
Sincerely,
/w,re
District Ranger
Caring for the Land and Serving the People
tEA lti lElR.,\ltjtN ASSOCIIATES, lil\C.
PLAN NING and COMI.4UNiTY
\
TLANNING anct COt4MUNiTY DEVFLOplyEN I
August 15,1996
Mr. Andy Knudtsen, Senior Housing Policy Planner
Town of Vail
75 South Frontage Road
Vail. Colorado 81657
RE: Red Sandstone Local's Housing Project
Dear Andy:
Enclosed you will find re-zoning and SDD applications for the Eagle River Water & Sanitation
District's Red Sandstone Local's Housing Project. The following material is attached:
. Four copies of a report summarizing the project,. Four copies of a topographic and boundary survey, preliminary site plan, landscape plan,
and building floor plans and elevations. Re-zoning and SDD application forms,. List of adjacent property owners,. Suryey indicating areas of site in 100-year flood plain and areas in excess of 407o slope.
In accordance with Section 18.40.050, I am requesting waivers or modifications to the following
procedural requirements:
MassingModel
Given the nature of this site and the project's compliance with all MDMF development standards, a
waiver from this requirement is requested.
Vicinitv Plan
In lieu of the required vicinity map scale of not less than 1"=50', a modification is requested to
irllow for a vicinity map prepared utilizing a \"'.2OO' aerial photo as a base.
Open Space and Recreation Plan
Given the limited scale of this project, a waiver to the required open space and recreation plan is
requested.
Environmental Imoact Reoort
As formally requested in my August l,l996letter (see attached), a waiver is requested to the EIR
requrrement.
Please call with any questions you may have. I look forward to working with you and the rest of
the staff on this exciting project.
Sincerely, _,(\)N$n\-
Thbmas A. Braun, AICP
encl,
lYinturn lronworks Build ng
201 Main Street, 2nd Floor
Post Office Box 776
M inturn, Colorado 81645
Ptr:ne - 970.87'/.5797
Fax ' 970.827 5547
tsA I/ tsRAUN AS5OCf,ATE5, [NC.
PLANNING and COI',llYUNlTY DEVELOPMENT
August 1,1996
Mr. Andy Knudtsen
Town of Vail
75 South Frontage Road
Vail, Colorado 81657
RE: ERWSD Red Sandstone Housing hoject
Preliminary Environmental Assessnrent
DearAndy;
As you know, we plan to submit our re-zoning and SDD application for the Disbict's Red
Sandstone Project-later this month. Submiual requircments for an SDD requte "environmental
impact report (ER) in accordancc with Chapter 18.56, hereof unless waived by Section
18.56.030." The purpose of this lcttcr is to request a fomral waiver of the requirement to complete
an EIR as an element of the SDD application.
In accordance with Section 18.56.03&Exempt Projects, a preliminary environmental assessrnent
covering each of the factors prescribcd in Section i8.56.m0 has been completed. The findings of
tnis pretirninary envLonmental assessment indicate that the proposed development of this site will
have no significant impact on the environment.
Description of Project
The pro'posed project is located on a part of Parcel D, Lion's Ridge Subdivision and a portion of an
unplatted parcel currently owned by the Unitcd States Forest Service (see attacbed legal
description). Proposed development includes four buildings and a total of 18 condominium units.
Prior use of the sirc included a water treabnent and storage facility.
Preliminary Environmental Assessment
In accordance with Section 18.56.030, the following factors as specified in Section 18.56.02&
Applicability arc to be evaluated by a preliminary eirvirounental assessment:
A. Alters an ecological unit or land fonn, such as a ridge line, saddle, draw, ravine, hillside,
cliff, slope, creek, marsh, water course, or other natural land form feature;
Assessment
The proposed developmcnt will not alter any of the factors listed above. The site is located
along Red Sandstone Creeh however all buildings are within the required stream setback
and all construction can be accomplished without altering tlre water course of Red
Sandstone Creek.
B. Directly or indirectly affects wildlifc habitat, feeding or nesting grounds;
Assessment
Given the previous development and historic uses of the site, the proposed development
will not sffecd thafacfors lisfed ehove
Minturn lronworks Building
201 Main Street, 2nd Floor
Post Office Box 775
Minturn, Colorado 81545
Phone - 970.827.5797
Fax - 970.8275507
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Alters or removes native grasses, trees, sbrubs or other vegetative cover;
Assessment
The majority of the site has been altered by previous development. A small amount of trees
and grasses will be attere4 however a large @.0' caliper) pine will not be alteled by the
propose development.
Affects the appearance oqtfiffiof a significant scenic area or resource,or involves
buildings or biher stntctrmas that are of a s*ize, bulh or scale that would be in marked
conFast to nahrral or existing urtan features;
Assessment
Properties surrounding the site are intensely developed and as such the proposed
devblo,pment will nd Affect the appearance,or character of scenic areas. Prcposed buildings
are comparable in size and scale of existing buildings in the sunounding area.
Potentially results in avalanche, landslide, siltation, settlernent, floo4 or other land form
changes or hazard to health and safety;
Asscssment
No land form changcs will occur as a result of the proposed devclopment. Proposcd
buildings arc located outside oftbc Red Sandstone Creek flood plain.
Discharges toxic or therrrally abnormal substances, or involves use of herbicides or
pesticides, or emits smoke, gas, steem, dust, or other particulate matter;
Assessment
With the possible exception of fertilizer that may be used on lawn areas, none of the factors
listed above will result from this proposal.-.
,
Involves any process which results in odor that may be objectionable or daunging;
, Assessment
Due to the residential nahue of this pmject, none of the factors absve will result from this
proposal.
Requires any wasle heameff, cooling, or settlement pond, or requires transportation of
solid or liquid wa$tes to a treatnent or disposal site;
Assessment
None of the above will occur as a result of this proposal.
Discharges significant volumes of solid or liquid wastes;
Assessment
The proposcd development will not result in the significant volumes of solid or liquid
wastes.
IIas the potential to strain the capacity of existing or planned sewage disposal, storm
drainage, or other st@ ryl$ns;
Assessment
All existing utility systems are capable of providing service to this proposed development.
K. Involves any process which generates noise that may be offensive or damaging;
Assessrnent
The proposed developrnent will not generate noise beyond levels norrnally associated with
residential development.
L. Eifter displaces significant numbers of people or results in a significant increase in
population;
Assessment
Tlre proposal will not displace any people and will not result in signilicant increases in
population.
M. heempts a site with potenrial recreational orqrn aprce valrc;
Asscss&ent
The site has historically been used as a utility facility and as such thepnoposed development
will preempt the use of the site as a utility facility. Maintaining the requircd sheam setback
will rnaintain important the open space value of Red Sandstone Creek
N. Alters tipdsffic pattems or causes a significant increase in taffic volume or transit
scwice nedds;
Assessment
The limited arnount of proposed development will not alter local traffic pattcrns nor will it
significantly increase traffftc volume or transit service needs. Proposcd site access,
anticipated hip generation rcgulting from this proposed development, and transit service
needs will be further addressed as a part of the SDD application.
O. Is a part of a larger project which, at any future *tage, rray involve any of the impacts listed
in this section.
Assessrnent
The project is expected to be developed in one phase.
As stated above, 6e purpm qf ftic ctrdtHkrn ir tu sbtein e w&iwr oe Ae qritrcnt to prcvide
n cavimmtd imped ryoilt 85 rpf,tt of m SDD @h*ion. Please advise at your earliest
possible convenience as to the staffs response to this requesl Thank you for your time reviewrng
this inforrnation.
Sincerely,
Thomas A. Braun, AICP
cc: Pat Dauphinais
t a
TOWNOFVAIL racEET xo-
DE ATII|ENT OT GIOMHT'MTYTI'E.o'r|EIIT
DLTE__-I__J_
Ito,EcI
ol 000041540 zoNrNG AND ADDRESSFGPS s5.00ot {xruo----'424t5 UNIf I'KM EUILDING CODE s54.000t firco42415 uNrf oRM PLT,JMBING CODE i39.(x)0l fiX)o4t4t5 UNIFOR]M i7.00 t
0l 0fi)042415 UNITORMFIRECODE -a
ot fixx)424t5 sJ7.U)0l firco42415 OTIGRCODry
0I (x)00 4154E BLUE PRINTS (II,fYMFSI s7.000l fixn42412 x.bRoxcoPIEs s0.25ot oo0042412 D|UtLtss a
st u)oo 424t2 rgvFEEsc s5.000l oo004237t TI'.IIALI Y IT,hS / R,E-INSPBCTIONS
0r firco4t332 PL4N REVIEW
0t oo0042332 QELHO0t firco4t412 CONTRA
ot fi)00 4t413 SIGN APPLIqANON FEE s20.000l fi)00 4t413 AT'DTI'IONAL SIGNAGE FEE TSIooPER-SOFTT-0l fl)00 42440 ITTCART PRol fi)00.413it P4EPATD DESIG
0l 0fi)0 42371 INVESTI
3l (X)00 451 t0 -TOV PARKING FI.JND
0r 0000 22027 gIEvvu{PEFprryi 0l e000 2llt2 TAXABLE@4;5rTsm;Tr 0l 0000 4t010 TAXABLE @r:Tzrei0r fi)0042f7t AUILDINC T
UIHER
0r (xmo4t330 ArJptTtoNALGRFA ?50-I SZXTIF0r fiX)o4ltl0 L=U=NUJJ |ONAL USE PER {IT gm:m
ot fixx)4t330 I PITERIgRAW I szmm0t fl'004t330 g+_r f,ru(,R ALTERATToN [MORE TI{TNImmmT---l t500.000t 00004It30 ug!IEVELoIMENW s1.500.000l fino41f30 !PEcr+l srffitr''ol oo00 41330 9l.Ecr$t $200.00ol (xno41330 surtul v tSluN
0r fino 41330 VARIANCE s250.000r uxro 41330 Z.L,NIII(J LUUts, AM!,N IJM!,NTS s250.oo0r 0()004t330 Kr, - zt NINU $200.00
I OTHER
(JTTILR
GLsgr tcf,.rr tll.oLt . t8c 8Y:
iiiA ri lLllii.,\Ult\ A55OC-llA-ltll-S" llNC
I']l ;\ll'.lll'1(i rIi ( Ol'l].llll.Jl I Y DEVLLOPMEI\iT
ERVSD
July 25th Board Meeting ;w( 41
iz fl" #*
fl" -[ t,rr'
,
1.Review of Preliminary Project Cost Estimates tr|,"f Yx* &Yf
Based on $I29.29 per square foot, unit prices would be:hr;// oo..t fi frn^-
1-Bedroom
2-Bedroom
3-Bedroom
3-Bedroom
Price Comparison
Vail Commons
2-Bedroom
2-Bedroom
3-Bedroom
3-Bedroom
$1 17,500 (no enclosed Parkilg) '
$ I 09,500 (enciosed parktng)
$159,500 (2-car garage) .
$l 57,500 (l -car garage)
$ 1 82,000 (pre-const. price)
$ 149,000 (pre-const. Price)
,t.
$225,000 (pre-const. price, incl. unfinished
basement)
Avon Crossing {behind Walmart)
j14ss.tt. $100.070 -.. 1e- tC?tqLf
t,ooo sci. ft. $l2g,2go - t-4 / 9q,7'lo
1,342sd.fr. $173,507 thb,qq,
1,518 sq. ft. $196,262 Ut,1rq
of Other Projects
2-Bedroom
2-Bedroom
Aspen Glen (Homestead)
3-Bedroom
1,120 sq. ft.
992 sq. ft.
1,452 sq. ft.
1,332 sq. ft.
1,146 sq. ft.
917 sq. ft.
414
1(tna
lu
I tl69,
1,534 sq. ft.
Pitkin Creek Park (East Vail)3-Bedroom 1,174 sq. ft. $198,000 (under cont., Nov..95)
Columbine North (Intermountain)
3-Bedroom 1,400 sq. ft. $215,000 (list price, Nov. 95)
Overview of Preliminary Building Costs3.
4.Next
Other
a
Steps
DD and next phase qf cost estimates
Update meeting with Vail Town Council
SDD submiftal to Town
Civil engineering and landscape design
5.
frGD14
Issues
Independent living units
Alloi;ation of units (# to TOV, # for District to maintain ownership, potential units
open to public?)
Minturn lronworks Building
201 l"lain Street, Znd Floor
Post Office Box 776
l"linturn, Colorado Bl6'15
Phorre - 9 /0.8275/97
Fax - 970.8225507
I
RED SANDSTONE LOCAL'S HOUSING PROJECT
PRELIMINARY COST ESTIMATES
ERWSD. 7t22t96
. 18 units size of 1.077 souare feet (exclusive of
_1.
and decks
. Total souare footaoe of 19. 'l or 2-car attached qaraqe with each unit
I. PRELIMINARY ESTIMATE OF BUILDING COST/ARCH DESIGN FEES
Preliminary construction cost estimates are based on conceptual architectural drawings
and are subiect to chanee as building desiqn and oroqram are refined. Costs below include
costs and water and sewer lines onlv. Site development and other
Prglimin
Architectural desiqn fees {plus reimbursables)
$2,164,220
2,320,220
$r 19_70 Cost per square foot to desiqn and construct buildi
$2,32O,220119,384
II. ESTIMATE OF OTHER DEVELOPMENT COSTS
The followinq estimates summarize other costs associated with
Legal-preparation of QQElq.lq4 documents
$30,000
$5,000
$15,000
$2,000
$10,000 facililies in four units
10.000
$54,000
$1 0,000 lnfrastructure (electric,
$186.000
Preliminarv Estimate of Buildinq Costs/Arch Desiqn Fees from Section l. above$2,320.220
Estimate of Other Development Costs186.000
$?,q06,22!
Estimate of cost per gquelg lqot
$2,506,220119,384
129.29
P1glir tE gqSn Ar F""f l.abolre
Estimate of Other Development Costs from Section ll. above
Other Potential Development Costs
$2,701,023
III. OTHER POTENTIAL DEVELOPMENT COSTS
$50,000 Removal of existino water facilities
Construction bond ('l .5%
Water and sewer lap fees
TOV Buildi
$34,803
$75,000
$35,000
$194,803
$2,s20,220
$186,000
194.803
Estimate of cost per square foot
701.023/19.384 sq. fl.
$139,34
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Red Sand,stone Local's
Hoasing Proiect
Re-zoning Application
Special Development District Application
Prepared For:
Eagle River Water & Sanitation District
846 Forest Road
Vail. Colorado 81657
Prepared BY:
Braun Associates,Inc.
P.O. Box 776
Minturn, Colorado 81645
(970) 827-s797
Morter Architects
143 Meadow Drive
Vail, Colorado 81657
(970) 476-sr05
August 15, 1996
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I TABLE OF CONTENTS
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I.INTRODUCTION
A. IntroductionB. Key Elements of ProjectC. Organization of this Report
II. PROJECT DESCRIPTION
A. Project OverviewB. Development ProgramC. Description of PropertyD. Surrounding Land UseE. Traffic/Site AccessF. DevelopmentStandardsG. Ownership and Phasing
III. RELATIONSHIP TO RE.ZONING CRITERIA
A. Purpose of the Proposed Re-zoningB. Re-zoning Review Criteria
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RELATIONSHIP TO SDD DESIGN CRITERIA
A. Purpose of the Proposed Special Development DistrictB, SDD Design Criteria
APPENDIXA. Reduced Copies of Building Elevations and Floor PlansB. Legal Descriptions
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LIST OF
Figure 1.1
Figure 2.1
Figwe2.2
Figure 2.3
FIGURES
Project Vicinity Map
Preliminary Site Plan
Typical Building Elevation
Property Survey
I Red Sandstone Local's Housing Project
Re-zoning and SDD Applications
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A, Introduction
The purpose of this report is to provide a comprehensive description and analysis of the proposed
development of the Red Sandstone Local's Housing Project (the Project). The Project is located in
the Red Sandstone neighborhood and consists of 18 condominium units on 1.604 acres. Two
development applications are included as a part of this submittal:
l) A request to re-zone the subject property fromGemral Use (GU) to Medium Density Multi-
family (MDMF), and
2) A request to establish a Special Development District (SDD}'
It is anticipated that additional development applications will be submitted to the Town of Vail (the
Town) following the approval of these two requests. Application for Design Review Board
approval will be made prior to initiating construction of the Project and applications for a minor
subdivision and a condominium subdivision will also be made.
Reduced copies of the property survey, site plan and architectural plans of the Project are included
within this report. A complete set of firll scale plans have been submitted to the Town under
separate cover.
B. Key Elements of the Project
I lmportant elements of the Project include the following:
. The Project consists of 18 residential units which will b[dced-reslricteaJirnitar to the Vail
Commons project in order to ensure their perpetual use ab*eusi workine local residents.I
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. The establishment of an SDD will provide the Town and the neighborhood with assuranc"* of \f fu
the specific type, densit"v and design of development that will ociur on t#J;:' "' h t\q
. Plopgled derrelopment is in compliance with all development standards of the Medium Density*---.--
Multi-Family zone district.
. The density of the proposed development is well below the existing density of most properties A \r/
inthe Red Sandstoneneighborhood. V-
. Each of the 18 units includes a-one or two-car garage and the Project will provide l0 on-site # ,r/
spaces more than are required by Town standards.
. The re-development of this property will result in the removal of existing obsolete utility
facilities.
. Th" re-zoning p{opopl is in comp_liancg with tle Vail Land Use Plan and the SDD proposal i" 1^,2
in compliance with all applicable SDD Design Criteria.
Red Sandstone Local's Housing Project
Re-zoning and SDD Applications
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ryffi"ryffi r' - . ;!5',4i..:i i' ]':'t
Proiec1 Vicinity MqP-
Red Sandstone Local's Housing Project
Re-zoning and SDD Applications
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C. Report Organization
This report describes the proposed re-zoning and development ofthe Red Sandstone Local's
Housing Project. The findings of this report address specific submittal requirements and review
criteria for re-zoning reguests and for SDD applications as outlined in Section 18.40 - Special
Development Districts. Information in this report is presented in the following sections:
I. Introduction
This section presents a brief description of the Project, outlines key elements of the proposal,
and describes the organization ofthis report.
II. Proiect Descriotion
A project overview and a description of the development program, the subject properly: .
sunounding land use, site access, proposed development standards and project ownership .,
and phasing are presented in this section.
m. Relationship to Re-zoning Criteria
A description of the Project's compliance with re-zoning criteria is presented in this section. .
IV. Relationship to SDD Criteria
A description of the Projwt's compliance with Special Development District Design Criteria
is presented in this section.
V. Appendix
The appendix includes reduced copies ofbuilding elevations and floor plans and legal
descriptions of the subject properties.
Red Sandstone Local's Housing Project
Re-zoning and SDD Applications
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DESCRIPTIONI
I A. Project Overview
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(the Disuict/. The
Ttr developer of this project it Ft .i. ift"
the proposed re-zoning"'
nistrict prcviously operated under'ttrn-arne oI the vall Yanley \-urtsuu\rcqJlr
Town of Vail is also a participant in the project. .As outlined"in an intergovernmental agreement'
rhe Town wilt provide " difi';ith; t;6 1- 11t" pioi""t ti"et to sectlon C' below for additional
inforrnation regarding ddili itiiJ"a * qtil SD'ni; il *iu ato participate in tunding the
filffi*f$?f?trJiffiflr;!;-gli,g r.":;,,t'" t"*-*il::et rlnn"t
i; 61 27
tli6..coordinating entrry and developerbf rr," pro3"ci'fie:;;;t;ilis'th6 primary proponent of [[t '
The lack of housing alternatives available to working local's in Eagle county has been well
documented. The tack "f
#;d'Ji;;i"; i- dil;ffiv *or"-*itrtin thi: Town of vail and is
substantiated by the fact that at tlie present ti*" u"w?"iubittti"t employees live east of Dowd
Junction. The District,s goal in puisuing tne a"-vet_dpm"niof trut pr6iea is to create a quality
housing project that *iil ;;;;;,i il aitfingUre..lv oitui.i"*pt"va"f lyj 'Yltt
also provide the tvpe
of living environment *"i"ti,iii?"""rr"g" t*"itiJt to estabtisd their homes in Vail'
Theintergovernmentalagreementincludesjrnumberofstipulationgdelgledtoensurethe
developrient is a local,s i,""ii,,g pi":"ct. For ".#pil,;Jft*"itttq 7\Vo-of the units constructed
shall G restricte.d to *d#"v"ui idJi-o."rt-*t'o Ii"
"mptov"*
il tgJ:,9ounw' The
development is int oaea lf''#{#'#;;;"d;';;;Gi..i, tt ut *" told to individuals will be
sotd for what they cost *'iJ*ig, ii'J "o"*t"ril N"-;ar;,b"p". _ry{l^f:,t"F. District or the Town
wilt be included in tn" prii-oiioiJal; ila. A maximum cap on appreciation and other deed
reshicrions similar to Une i-ai'i &*;; p-J""t *itiUi
"ttaUiistred
in order to ensure long-term
affordability of for-sale uuits.
B. DeveloPment Program
The District,s goal for this project is to create a high quality housing.project designed for local's
who tive and work i' tt"""Vfii'iiil"y. I";;; i;";ft;"; ihis goal-tlie following design parameters
for the project *.r" giu* ilth; di;t *"hitect' Morter Archilects of Vail:
. Architecture, building materials, scale and massing that is consisted with the sunounding 7
neiehborhood *O-*E"iJ*'".Ji"Ot io*n of Vail-design standards'
. ffiikii"g a"iign with visual interest and variew'
. Devetop*"n, ,r*ilrd; thrt ;;;i;; i*"""4 iiitundards of the MDMF zone district,
' i-tilil;ii on" "*tot"d
parking space for each unit'
o I variety of unit types and sizes, inctuOing Jniffiuf*i O"tigo"d for "independent living"'
. ffif;3..a design that allows for true construction efficiency resulting in "affordable"
construction costs.
The desien proposed fbr the Red Sandstone L'ocal's Housing Project has met each of these
;;;;i;?; ;d'includes the following major elements:
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R"d S""dtt."" Local's Housing hoject
Re-zoning and SDD APPlications
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gure 2.1
liminary Site Plan
"/oi;o..1'^.{.lw......--...--...*-'
-----'
r'r:y::
' 7od"t'7k
-no*"
*ooo
gF$OP
'
e9a
fti)
A.JJ
...l$*L(\
\)
\
]Y
/P'Y
LE6END,
a . ol|iolt| r coMflrdi raa hr olsdlr
ri errE PLAN
IIltt\-/ 1r = 2or-o'
F
slEt-(n6B
z6tF ?g< ooL o.(.)
= HJ(n 0<t->.a(n_
E 9:lrr 42? ur8
= B'E eu{tlt .::xaY. ru
tllJo
tu
.^.r Axr.7,I.AC,
IIIIIIIIIIITIIIIIIII
vAStvLwtfia.t
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I . A total of l8 conggdqiumunits in fourbuildings tf^- . Project density ol(ll.2firuts per gross acre ( 18 units on a total of I .604 gross acres). Tfip y> ]j
net density based\q1fr6 Town's definition of buildable area is 14.5 units per acre ( 18 ur\\s 4 /lI on a total of 1.238 buildable acres). \,,y/. Unit mix of 6 one-bedroom,6 two-bedroom and 6 tbree-bedrooms units. Unit sizes ue774:
square feet for one-bedroom units, 996-1,000 square feet for two-bedroom units and 1,342-
I 1,518 square feet for three bedroom units,r . Each unit includes either an over-sized one-car garage or a two-car garage.. Building design is characterized by a composition of one to three story building forms with
I flat roofs. This "stair-stepping" design allows for visual interest and variety in building
elevations while at the same time maintains a very low-profile building. The majority of each .., I
building is two-stories , or 24' in height with a small portion of each building at three-stories, t4cvI or 32' tall. i'1*- . The proposed design complies with all development standards of the MDMF zone district. $ '
'\w'rC. Description of Property v' l\,nP
The sudect property^is located between Red Sandstone Road and Red Sandstone Creek lvu
immediately north of the Aspen Tree Cottonwood Condominiums. The properfy is relatively flat
and most of the site is below the elevation of Red Sandstone Road. Prior use of the property has
resulted in considerable disturbance to the majority of the site.
Existing uses on the property are limited to an access road which provides access to the Brooktree
I Condominiums and the Sandstone Park Condominiums. The historic use of the properfy has
included a water treatrnent and storage facility. This water facility is no longer utilized by the
District and is scheduled to be removed during the summer of 1996.I
- I . [) The project site consists of three parcels of land which together total 1.6044 acres. The District
\. If- currently owns two of these parcels, a Part of Parcel I of Block D, Lion's Ridge Subdivision
I ^ ,l u which c'onsists of .648 acoes'and a Part of Parcel 2 of Block D, Lion's Ridge Siubdivision which- { consists of .56 acres. The third parcel is a portion of Parcel A of Lion's Ridge Subdivision whichi consists of .3964 acres (Iown parcel). Refer to the appendix for legal descriptions of these
I ProPerties'
The .3964 acre Town parcel is a part of Parcel A, Lion's Ridge Subdivision, a 5.7 acre parcel of
t land which is currently owned by the United States Forest Service. A portion of Parcel A is to be
conveyed by the Forest Service to the Town through a land exchange. This land exchange began
in 1994 and is expected to be completed by the end of this year. Upon completion of this land
I exchange the To*n will obtain ownership of the .3964 acre parcel and this parcel will then be
subdivided from Parcel A and incorporated into the Red Sandstone Local's Housing Project.
I Both the ERWSD parcel and the Town parcel are zoned General Use District. This zoning allows
a variety of uses subject to the approval of a conditional use permit by the Town of Vail Pla:rning
and Environmental Commission. Examples of these uses include public and private schools,
I churches, public theaters and parking faCilities, utility installationslncluding water and sewer
treatment plants, helipads and Type III and IV Employee Housing Units.
I The flood plain ofRed Sandstone Creek and slopes in excess of407o affect the total amount of
"buildable area" on the property. 11,850 square feet ofthe property exceeds 4OVo slope and 3,900
square feet of the property is within the 100-year flood plain of Red Sandstone Creek. The total
I amount of buildab'le ireiwithin the proposed SDD is 54,140 square feet, or 1.24 acres.
Red Sandstone Local's Housing Project
Re-zoning and SDD ApplicationsI
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Figure 2
Property Survey
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TOPOGRAPHIC SURVTY
PART OF ELOCK D
LION,S RIOGE SUBDIVISION
TOWN OF VAIL
EACLE COUNTY, COLORAOO
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D. Surrounding Land Use
The Red Sandstone neighborhood is predominantly built out and consists almost exclusively of
multi-family residential development. Land uses immediately surrounding the property include
multi-family residential development on the east (Potato Patch Club), west (Brooktree and
Sandstone Park Condominiums) and south (Aspen Tree and Cottonwood Condominiums). Parcel
A, Lion's Ridge Subdivision is owned by the United States Forest Service and adjoins the
propefiy to the north.
The following table summarizes the existing zoning and residential density of properties in the Red
Sandstone neighborhood :
Project
Potato Patch Club RC, 6/ac
Sandstone Park LDMF,9/ac
Brooktree MDMF.18/ac
CottonwoodPark LDMF.9/ac
Aspentree MDMF,18/ac
Sandstone Creek Club LDMF. 9/ac
Sun Vail MDMF.18/ac
Breakaway West MDMF, l8lac
Snowlion/SnowFox MDMF. 18/ac
Telemark
Homestake
Lionsmane
tlO acres
1.54 acres
1.23 acres
.69 acres
.49 acres
5.9 acres
4.91 acres
1.87 acres
1.36 acres
.96 acres
1.36
1.04
Units
M
t6
48
7
l5
84
60
54
42
l8
66
37
Zone District/ Parcel
Permitted Density Size Units/Acre(sross)
4.O
10.3
22.0
10.1
30.6
t4.2
t2.2
28.8
30.8
18.7
48.5
35.5
7.O
0
MDMF,l8/ac
MDMF,l8/ac
MDMF.l8/ac
Vail Villaee gth 2-Familv
Parcel A General Use
3.39 acres 24(potential)
5.7 acres 0
Densities indicated above are based on the gross acreage ofeach parcel and were derived from
information provided by Town of Vail files.
E. Traffic/Site Access
Based on the International Transportation Engineers Trip Generation Manual, residential
condominium /townhome units generate an average of 5.86 vehicle trips per weekday with an
average peak hour trip generation of .55 trips per weekday. Based on these standards the
anticipated avemge trip generation from the 18 units is 105.5 trips per weekday and 9.9 rips
during the peak hour.
Due to the topography of the site, the preferred location for site access is at the south end of the
property. Altemative access points have been evaluated and a key aspect of this evaluation has
been to locate site access so that adequate stoppingisight lines will be provided for vehicles
traveling on Red Sandstone Road. For example, one alternative was to utilize the existing
driveway to the Brooktree and Sandstone Park Condominiums. Due to poor site lines for vehicles
traveling north on Red Sandstone Road it was determined that the use of this access would
exacerbate an existing condition that is not desirable. The proposed access is located
approximately 60' north of the existing driveway and will provide much improved site lines for
vehicles traveling north on Red Sandstone R.oad.
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Red Sandstone Local's Housing Project
Re-zoning and SDD Applications
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The location of the proposed site access will provide approximately 150' of stopping/sight-line
distance for vehicles traveling north on Red Sandstone Road. This significantly exceeds the
stopping/sight-line standard of 70' for the posted speed limit of 15 mph on Red Sandstone Road
(based on standards outlined in the State of Colorado Highway Access Code). The proposed site
access point also provides stopping/sight-line distance in excess of the 145' standard which would
be required for vehicles traveling 25 mph.
The Project is located directly on the Red Sandstone bus route and an existing sidewalk located at
the south end of the property provides access to a town bus stop and the bike path along the Norrh
Frontage Road.
F. Development Standards
The following summarizes the MDMF development standards and the development standards
proposed by this SDD:
Densitv
The MDMF zone district permits 18 units per buildable acre. Based 1.24 buildable acres, up
to 22 units could be developed on this property. The proposed development is 18 units, or
14.5 units per buildable acre. I l t.D
GRFA L'ft"| -J
The MDMF zone district permits .35 GRFA. Based on 1.24 buildablgacres, or 54,140
square feet, up to 18,949 square feet of GRFA could be developed 9d the property. The
proposed development includes I7 ,420 square feet of GRFA. V
Buildine Heieht
The maximum allowable building height in the MDMF zone district is 35' for flat roofs
and 38' for sloping roofs. The maximum height of each building is within the 35'
maximum for flat roofed buildings and the majority of each building is only two levels
with a height of 71' as measured from building slab to the top of the parapet.
Site Coverage
The MDMF zone district allows up to 45Vo site coverage. The proposed site coverage
rs 2O.5Vo.
Landscaping
The MDMF zone district requires at least 3OVo of the site to be landscaped. The
proposed landscaping is 54.37o ofthe site area.
Parking
The Town of Vail zoning code requires 2 parking spaces for each unit, or a total of 36
spaces. The MDMF zone district further requires that at least 507o of required parking
spaces be enclosed within the main building or buildings. The project includes a total
of 46 spaces. Twenty of the 46 spaces are enclosed garage spaces and each unit will
include either a one-car or two-car garage. Surface parking is provided outside of each
garage and 6 guest spaces are located throughout the Project.
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Red Sandstone [,ocal's Housing Project
Re-zoning and SDD Applications 10
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G. Ownership and Phasing
As stated above, upon completion of the project ownership of the 18 units will be jointly held by
the District and the Town of Vail. It is anticipated that the District will retain ownership of a small
number of units and make the remaining units available for sale to District employees. It is
anticipated that the Town of Vail will make all of their units available for sale to either Town
employees or the general public.
At some point prior to the completion of construction a condominium plat for the project will be
preparedln order to create 18 fee-simple units. As a part of the final condominium plat process,
the common area around each unit will be conveyed lo a homeowners association and a declaration
of covenants, conditions and resffictions (CCR's), association by-laws and related documents will
be established. Upon completion of the Project the homeowners association will function like any
other homeowers association.
It is anticipated that the project will be completed in one phase with construction beginning in the
Spring of 1997. In the event that the Town's land exchange with the USFS is delayed, the project
is designed such that Buildings A, B and C could be constnrcted as an initial phase (these buildings
are all located on Parcel D which is owned by the District), and the development of Building D
could occur at some time after the land exchange is completed.
In the event the project is developed in two phases, an access easement across Block D will be
provided to ensure access to the Town parcel.
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Red Sandstone Local's Housing hoject
Re-zoning and SDD Applications ll
III. RELATIONSHIP TO RE.ZONING CRITERIA
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A. Purpose of Re-zoning Request
Rezoning to the MDMF zone district will establish development standards which will allow the
District to build a project consistent with its goal to provide quality housing designed for local
families and will also ensure that the development of the site is compatible with surrounding
properties.
B. Re-zoning Review Criteria
The Town has historically used the following four criteria in order to evaluate the appropriateness
of re-zoning requests:
I . Suitability of the proposed zoning,
Resoonse
MDIvIF zoning is very suitable for this property. While the zoning of sunounding properties
includes a mixture of General Use, Low Density Multi-family, Medium Density Multi-
family, Residential Cluster, and Two-family zone districts, the predominant zone district in
the Red Sandstone neighborhood is Medium Densify Multi-family. The MDMFzone district
will establish zoning standards that will ensure the development of the properfy is compatible
with the development of surrounding properties.
2. Does the proposed zoning present a convenient, workable relationship arnong land uses
consistent with municipal objectives?
Resoonse
The proposed re-zoning will allow for multi-family residential development on a property
which is located in the midst of a multi-family residential neighborhood. The re-zoning and
subsequent introduction of residential development on this property is fat more consistent
than the property's existing General Use zoning.
3. Does the proposed zoning provide for the growth of an orderly and viable community? ,/
Response
Over the past few years cornmunity surveys have identified the need for a wider range of
affordable housing alternatives for local's who live and work in the Vail Valley as the most
pressing need in the community. The proposed re-zoning and SDD will allow for the
development of 18 local's housing units and, as such, will provide a significant contribution
to the stabiliw of the Vail communitv.
4. Is the proposed zoning consistent with the Vail Land Use Plan?
Response
The Vail Land Use Plan designates this site as Medium Density Residential and as such the
proposed re-zoning to Medium Density Multi-family is consistent with this designation. The
Project is also consistent with the Town's goal of encouraging the development of affordable
housing.
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Red Sandstone Local's Housing Project
Re-zoning and SDD Applications T2
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A. Purpose of the Special Development District
Special development districts are often associated with development proposals which exceed
ailowable densities or vary from other established development standards,of a Plopgrtyls
underlying zone district. ihe proposed development plan is well below all-owable densities and is
in conioniance with all other hevblopment standardsbf the MDMF zone district. In this case,
SDD zoning is proposed in order to provide the Town and the neighborhood with assurances of
the specific-typ6, density and design-of the derrelopment that will occur on the site. The SDD
process requirls submitial of a specific site plan, landscape plan and archi-tectural plans. -This
iequiremerit will allow the Towi and the neighborhood to re:view and evaluate specific elements of
the proposed development during the public review process for this project.
B. SDD Design Criteria
Nine criteria are used to evaluate Special Development District proposals. The following
demonstrates the project's compliance with these design criteria.
l. Design compatibility and sensitivity to the immediate environment, neighborhood and
adjac-ent properties ielative to architectural design, scale, bulk, building height, buffer zones,
identity, character, visual integrity and orientation.
Resoonse:
One of the primary objectives of the design of the hoject is ,to integrate S9 Proposed. .
development withtheixisting development and character of the surrounding area. This
will be achieved by the use o-f building materials (ceder siding), building form and low-
scale buildings that is consistent with the sunounding area.
2. Uses, activity and density which provide a compatible, efficient and workable relationship
with surrounding uses and activity.
Response:
The proposed residential use of the site is very compatible with existing residential uses
found on surrounding sites. The proposed project density of ll.2 units per gro_ss acre
is consistent with, an-ct in most caies below, the density of other projects in the Red
S andstone neighborhood.
3. Compliance with parking and loading requirements as outlined in Chapter 18.52.
Resoonse:
The proposed development provides a total of 46 on-site parking spaces which exceeds
the iown's requirement of 36 spaces. As required by the MpMF zone district, at least
SOVo of all reqirired parking shail be provided "withiir the main building o^r buildings".
Each unit wif have either a one or two-car garage and additional parking for each unit
will be provided outside of individual garages. In addition, a total of 6 guest spaces are
provided.
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Red Sandstone Local's Housing Project
Re-zoning and SDD Applications 13
4.
5.
6.
'1.
8.
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Conformity with applicable elements of the Vail Comprehensive Plan, town policies and
urban design plans.
Response:
As described above, the proposed re-zoning to the MDMF district is consistent with the
Medium Density Residential land use designation indicated in the Vail Land Use Plan.
The development of a deed-restricted local's housing project is also very consistent
with the Town's goal of providing housing altematives for locals who live and work in
the Vail Valley.
Identification and mitigation of natural and/or geologic hazards that affect the property on
which the special development district is proposed.
Resoonse:
The only applicable hazard is the 100-year flood plain of Red Sandstone Creek.
Proposed bulldings are located outside of the 100-year flood plain of Red Sandstone
Creek.
Site plan, building design and location and open space provisions designedto produce a
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funciional development responsive and sensitive to natural features, vegetation and overall
aesthetic quality of the communify.
Resoonse:
The linear nature of the site has dictated a linear site design solution. The corridor of Red
Sandstone Creek provides an open space focal point for the project and all units are oriented
to the creek. Spacing between buildings ranges from 25' to 45' providing a comfortable
space between-each building. Buildings have also been designed to retain an existing 2.0'
caliper pine tree.
A circulation system designed for both vehicles and pedestrians addressing on and off-site
traffic circulation.
Resoonse:
As described above, a new driveway to the site is proposed in order to provide adequate site
lines for vehicle movements along Red Sandstone Road. lnternal circulation is provided by a
single access drive.
A Town of Vail sidewalk extends to the south boundary of the site and will provide
pedestrian access to a Town bus stop and the bike path along the North Frontage Road.
Functional and aesthetic landscaping and open space in order to optimize and preserve natural
features, recreation, views and function.
Response:
A pieliminary landscape plan has been submitted as apfi of this SDD application. The
goal of this landscape plan is to preserve and enhance natural areas along Red
Sandstone Creek and to introduce more formal landscape treatment between buildings,
at the Project and unit entries and along Red Sandstone Road. The MDMF zone district
requires at least 307o of the site to be landscaped and the landscaped area ofthe
proposed is 549o.
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Red Sandstone Local's Housing Project
Re-zoning and SDD Applications 14
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9. Phasing plan or subdivision plan that will maintain a workable, functional and efficient
relationship throughout the development of the special development district.
Response:
It is anticipated that the project will be completed in one phase with constructio_n beginning in
the Sprinj of 1997. In fhe-event that the Town's land efchange with the USFS is delayed,
the pioject is designed such that Buildings A, B and C could be consffucted as an initial
phaie (-these buildings are all located onParcel D which is ownedby the ERWSD), and the
development of Building D could occur at some time after the land exchange is completed.
In the event the project is developed in two phases, an irccess easement across Block D will
be provided to ensure access to the Town parcel,
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Red Sandstone Local's Housing Project
Re-zoning and SDD Applications l5
IV. APPENDIX
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I A. Buitding Elevations and Floor PlansI
I B. Legal Descriptions
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