HomeMy WebLinkAboutPEC120040 Fire Station No. 2 Temporary Relocation CUP With Attachments 111212.docx
To: Planning and Environmental Commission
From: Community Development Department
Date: November 12, 2012
Subject: A request for review of a conditional use permit for “public buildings, grounds and
facilities,” pursuant to Section 12-7A-3, Conditional Uses, Vail Town Code, to
allow for a temporary fire station, located at 100 East Meadow Drive, Unit 2
(Village Inn Plaza Phase V)/ Lot M, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. (PEC120040)
Applicant: Town of Vail, represented by Mike McGee
Planner: Warren Campbell
I. SUMMARY
The applicant, Town of Vail, represented by Mike McGee is requesting a conditional use
permit for a public buildings, grounds, and facilities at 100 East Meadow Drive, Unit 2
(commercial unit under La Bottega restaurant). The request is intended to facilitate the temporary relocation of Fire Station No. 2 (Main Vail) while it is undergoing renovations. Based upon Staff’s review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval, with conditions, of this application subject to the findings
noted in Section VIII of this memorandum.
II. DESCRIPTION OF REQUEST
The applicant, Town of Vail, is proposing to provide a temporary public facility (fire
station) in the commercial unit below La Bottega in Village Inn Plaza, Unit 2. A fire station would be defined as a public facility for zoning purposes, and are a conditional use in the Public Accommodations (PA) District. The commercial unit is approximately
3,768 square feet in size and the fire station would utilize all tis are for office space, a
lunch room, and a sleeping area and night between calls. The proposal includes a
provision to locate all the fire apparatus (vehicles) within or adjacent to Fire Station No.2
pursuant to the agreement with the contractor. There will be no employee parking within the Vail Village Inn development. The proposal does not include any changes to
the exterior of the building. The applicant’s written description of the operation
(Attachment A) has been attached for review.
III. BACKGROUND
The subject site was part of the original Town of Vail established in August of 1966.
The subject site is within Phase V of the Vail Village Inn Special Development District
(SDD) which was established by Ordinance No. 7, Series of 1976. The various phases of the district have been amended numerous times since their inception. These amendments affect projects ranging in scope from minor remodels to construction of the
Vail Plaza Hotel, now called The Sebastian.
On May 14, 2012, the Planning and Environmental Commission approved, with a
condition, amendments to the Fire Station No.2 existing conditional use permit to allow for additions and renovation of the existing structure.
IV. APPLICABLE PLANNING DOCUMENTS
Title 12, Zoning Regulations, Vail Town Code (in part)
ARTICLE 12-7A. PUBLIC ACCOMODATIONS (PA) DISTRICT
12-7A-1: PURPOSE: The public accommodation district is intended to provide sites for
lodges and residential accommodations for visitors, together with such public and semipublic facilities and limited professional offices, medical facilities, private recreation,
commercial/retail and related visitor oriented uses as may appropriately be located
within the same zone district and compatible with adjacent land uses. The public
accommodation district is intended to ensure adequate light, air, open space, and other
amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional
nonresidential uses are permitted as conditional uses which enhance the nature of Vail
as a vacation community, and where permitted uses are intended to function compatibly
with the high density lodging character of the zone district.
CHAPTER 12-16: CONDITIONAL USES PERMITS (in part)
Section 12-16-1: Purpose; Limitations:
In order to provide the flexibility necessary to achieve the objectives of this title, specified
uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusual or special characteristics, conditional uses require review so
that they may be located properly with respect to the purposes of this title and with
respect to their effects on surrounding properties. The review process prescribed in this
chapter is intended to assure compatibility and harmonious development between
conditional uses and surrounding properties in the Town at large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and
limitations as the Town may prescribe to insure that the location and operation of the
conditional uses will be in accordance with the development objectives of the Town and
will not be detrimental to other uses or properties. Where conditions cannot be devised,
to achieve these objectives, applications for conditional use permits shall be denied.
VAIL VILLAGE MASTER PLAN
Goals, Objectives, Policies, and Action Steps (in part)
GOAL #6 TO ENSURE THE CONTINUED IMPROVEMENT OF THE VITAL OPERATIONAL ELEMENTS OF THE VILLAGE.
Objective 6.2: Provide for the safe and efficient functions of fire, police and public utilities within the context of an aesthetically pleasing resort setting.
V. SUBJECT PROPERTY
Address: 100 East Meadow Drive, Unit 2 Legal Description: Lot M, Block 5D, Vail Village Filing 1
Zoning: Public Accommodations (PA) District
Land Use Plan Designation: Village Master Plan
Current Land Use: Mixed Use Geologic Hazards: None
VI. SURROUNDING LAND USES AND ZONING
Land Use Zone District
North I-70 ROW N/A
South Mixed Use Public Accommodations East Mixed Use Commercial Service Center West Multi-Family Residential Public Accommodations
VII. CONDITIONAL USE PERMIT REVIEW CRITERIA
Before acting on a conditional use permit application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use:
1. Relationship and impact of the use on the development objectives of the Town.
The Town has established development objectives including enhancing the livelihood of the commercial cores, as well as providing new retail experiences and options for
guests. This is why horizontal zoning was established in the Commercial Core 1
District, with retail and restaurants permitted uses on the first level. However, there is
no horizontal zoning in the Public Accommodations District, but uses that are typically
not permitted on the first floor of the CC1 District are listed as conditional uses in the PA District.
Within the Vail Village Master Plan Goal #1 states:
Encourage high quality, redevelopment while preserving the unique architectural scale of the village in order to sustain its sense of community and identity.
The additions and renovation approved at the Fire Station No. 2 structure are being
done in part to reinvest in the community and provide a facility which is not only functional, but in keeping with the architectural improvements made over the past decade as stated in Goal 1 above. In order to accomplish this goal there is a need to
provide continued emergency services in the heart of Vail Village and Lionshead. The
request for a public facility in Phase V of the Vail Village Inn is temporary and is intend
to maintain acceptable emergency services in the vicinity.
Staff finds that this conditional use permit is in line with the development objectives to
keep and enhance emergency services in Vail Village while construction is occurring on
Fire Station No.2.
2. The effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
As the proposal does not include any exterior modification and all fire apparatus will be
stored at the fire Station No.2 structure, Staff believes the proposed temporary public facility will not have any effect on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities and other public facilities
needs.
3. Effect upon traffic with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the street and parking areas.
As the proposal does not include any exterior modification and all fire apparatus will be
stored at the fire Station No.2 structure, Staff believes the proposed temporary public facility will not have any effect on the elements identified in the criterion above. There
could be impacts at the intersection of Vail Road and Meadow Drive when fire fighters
need to cross the intersection to reach the fire apparatus. Staff believes these impacts
will be no more impactful that the regular pedestrian traffic in this intersection.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
Staff finds that the proposed application will not have any negative effect upon the character of the area. Fire Station No. 2 has been in operation for numerous decades
in the general location of the temporary fire station in proposed in Phase V of the Vail
Village Inn. There are no effects on scale and bulk as there are no exterior changes to
the structure.
VIII. STAFF RECOMMENDATION
Based upon the review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning an Environmental Commission approves, with conditions, this conditional use permit to allow for a public facility (fire station), located at 100 East Meadow Drive, Unit 2 (Vail Village Inn Phase V)/ Lot M, Block 5D, Vail Village Filing 1,
and setting forth details in regard thereto.
Should the Planning and Environmental Commission choose to approve this conditional
use permit request, the Community Development Department recommends the Commission passes the following motion:
“The Planning and Environmental Commission approves with conditions this
request for a conditional use permit, pursuant to Section 12-7A-3, Conditional
Uses, Vail Town Code, to allow for a public facility (fire station), located at 100 East Meadow Drive, Unit 2 (Vail Village Inn Phase V)/ Lot M, Block 5D, Vail
Village Filing 1, and setting forth details in regard thereto.”
Should the Planning and Environmental Commission choose to approve this conditional
use permit request, the Community Development Department recommends the Commission includes the following conditions:
“1. The applicant shall not park any fire apparatus on East Meadow Drive
adjacent to Vail Village Inn Phase V in conjunction with this approval.
2. This approval shall expire and all equipment and personnel shall be removed
from the commercial unit, seven days after the approval of a building final at the
renovated Fire Station No.2.”
Should the Planning and Environmental Commission choose to approve this conditional use permit request, the Community Development Department recommends the
Commission makes the following findings:
“Based upon the review of the criteria outlined in Section VII of the Staff
memorandum to the Planning and Environmental Commission dated November 12, 2012, and the evidence and testimony presented, the Planning and
Environmental Commission finds:
1. The proposed conditional use permit is in accordance with the purposes of the
Zoning Regulations and the Public Accommodations District.
2. The proposed conditional use permit and the conditions under which it will be
operated or maintained are not detrimental to the public health, safety, or welfare
or materially injurious to properties or improvements in the vicinity.
3. The proposed conditional use permit complies with each of the applicable provisions of Chapter 12-16, Conditional Use Permit, Vail Town Code.”
IX. ATTACHMENTS
A. Applicant’s request
To: Town of Vail Planning and Environmental Commission
From: Vail Fire & Emergency Services
Date: September 14, 2012
Re: Application for Conditional Use Permit Location: Vail Village Inn Phase 5, 68 East Meadow Drive, Vail, CO 81657
The Town of Vail has entered into a contract with GE Johnson Construction Company
to remodel Vail Fire Station 2, located at 42 West Meadow Drive.
The remodel schedule precludes fire personnel from staying in the station until sometime late winter or early spring (March, 2013).
Historically, Station 2’s crew responds to approximately 60% of the calls for service over
the course of the year. Response times are critical when responding to a fire or medical emergency. While Station 1 and/or Station 3 can respond to provide backup and
support to Station2, completely closing Station 2 and relocating the crew to another
station is not practical. Failure to provide a fire crew in the Village and Lionshead would
result in increased response times, increased disruption to our guests, increased risk to
responding personnel, increased costs to operate, and an unacceptable reduction in service level.
The fire engine will be housed inside the station during cold weather and at night. The
three duty crew members will have office space, a lunch room and a place to rest at
night between calls in the basement of the Vail Village Inn Phase 5, currently occupied by the Vail Library Staff. The Fire Department and Library staff will share the space
until the end of October, 2012.
No alteration of the interior space is required other than relocating desks, lamps, and
other items during the Library’s move back to their primary location and re-arranging and adding some furniture to facilitate office space, a break room, and a rest area for the firefighters. No interior walls, finishes or other elements will change. Crews will
shower at Station 3 until the construction is substantially complete.
There is limited food preparation options in the existing break room but sufficient for three fire fighters.
No emergency vehicle parking is available or necessary at the Vail Village Inn. No
employee parking will occur at the Vail Village Inn. Loading and unloading of bunker
gear and other items necessary to operate a fire station office will occur between 7:00
Town of Vail Page 2
AM and 7:30 AM every other day during shift change. We have received permission
from 1st Bank of Vail to use their parking lot from 7 AM to 7:30 AM on alternate days.
We may occasionally have limited use of spaces on the Station 2 job site prior to the arrival of the construction crew.
By contract, GE Johnson is required to provide one unobstructed bay in the existing fire
station with adequate heat, lighting, air line and electrical line for the engine. When the duty crew is in the temporary station quarters and a call for service come in, the duty
crew will cross the intersection on foot, get the apparatus out of the station and respond
to the call.