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HomeMy WebLinkAboutPEC100036 PEC memo_0809101 MEMORANDUM TO:PlanningandEnvironmentalCommission FROM:CommunityDevelopment Department DATE:August9,2010 SUBJECT:Arequestforthereviewofafinalplat,pursuanttoChapter13-12,Exemption PlatReviewProcedures,VailTownCode,toallow fortheamendmentofthe plattedbuildingenvelopefor1575AspenRidgeRoad/Lot4,Block4,Lions RidgeSubdivisionFiling3 ,andsettingforthdetailsinregardthereto. (PEC100036) Applicant:SarahJ.KumagaiRevocableTrust,representedbyBryan D.Johnson Planner:BillGibson I.SUMMARY Theapplicant,SarahJ.KumagaiRevocableTrust,representedbyBryanD.Johnson,is requesting the reviewofa final plat to allowfortheamendmentoftheplattedbuilding envelopefor1575 Aspen RidgeRoad. BaseduponStaff’sreviewofthecriteria outlined inSectionVII ofthismemorandumand theevidenceandtestimonypresented,the Staff recommends thePlanningand EnvironmentalCommission denies thisrequest subjecttothefindingsnotedin Section VIII ofthismemorandum. II.DESCRIPTIONOFTHEREQUEST Theapplicant,SarahJ.KumagaiRevocableTrust,representedbyBryanD.Johnson,is requesting the reviewofa finalplat to allowfortheamendmentoftheplattedbuilding envelopefor 1575 AspenRidgeRoad. The1979Lion’sRidgeFiling3platincludesbuildingenvelopesforallsixlotsalong AspenRidgeRoad,includingthesubjectproperty Lot4.Theexistingsingle-family structureonthesubjectpropertywasconstructedin1992withintheboundariesofthe existingplattedbuildingenvelope. ThereisnohistoricaldocumentationintheTown’sfilesclearly indicatingwhythesubject buildingenvelopewasestablishedinitscurrentconfiguration.Uponvisitingthesite,it appearsthattheplattedbuildingenvelopesforallsixlotsalongAspenRidgeRoadwere configuredtopreventconstructiononthesouthfacinghillsideportionoftheselots.The southfacinghillsidealongtheAspenRidgeRoadpropertiesishighlyvisiblefromthe valleyfloorandconsistsofsteepslopesandrockfallgeologichazards.Thesouth facingparceldirectlydownhillofAspenRidgeRoadlotsisaTownofVailownedopen spaceparcelzonedNaturalAreaPreservationDistrict. Theexisting 35,350 sq.ft.lotiszoned Two-FamilyPrimary/Secondary District.One single-familyresidencecurrentlyexistsonthesubjectproperty withintheplattedbuilding envelope.Theapplicantisproposingtoamendtheexistingbuildingenvelope to facilitate theconstructionofa new patio,includingahottubandgasfirepit,tothesouth 2 oftheexistingresidence.Tolimittheimpactoftheproposedbuildingenvelope amendment,theapplicantisproposingtolimittheheightofany constructed improvements inthis new buildingenvelopearea toanelevationof8517 abovesea level.Thisisthreefeetabovetheupperfloorelevationoftheadjacentexistinghouse. Atthistime,theapplicantisnotproposingtolimittheallowableconstructioninthenew buildingenvelopeareatoonlypatios or similarimprovements. A vicinitymap (AttachmentA),the proposed final plat (AttachmentB),July27,1992 letteraddressingbuildingenvelopes(Attachment C),the historic topographic survey (AttachmentD),the historicsiteplan(AttachmentE),andthehistoricimprovement locationsurvey(Attachment F)havebeenattachedforreference. III.BACKGROUND The subject propertywasannexedintotheTownofVailonAugust15,1979,andtwo weekslaterplattedaspartoftheLion’sRidgeFiling3SubdivisiononAugust29,1979. TheLion’sRidgeFiling3platincluded platted buildingenvelopesforallsixlotsalong AspenRidge Road.Theexistingsingle-familystructureonthesubjectpropertywas constructedin1992withintheboundariesoftheexistingplattedbuildingenvelope. InJuly2010,theapplicantsubmittedadesignreviewapplicationforpatioimprovement tothesouthoftheexistinghouse.Theapplicantobtaineddesignreviewapprovalfor onlythoseelementslocatedwithintheexistingplattedbuildingenvelopes. IV.APPLICABLEPLANNINGDOCUMENTS Title12,Zoning Regulations,VailTownCode (inpart) ARTICLE12-6E:RESIDENTIAL CLUSTER(RC)DISTRICT Section12-6E-1:Purpose: Theresidentialclusterdistrictisintendedtoprovidesitesforsingle-family,two-family, andmultiple-familydwellingsatadensitynotexceedingsix(6)dwellingunitsperacre, togetherwithsuchpublicfacilitiesasmayappropriatelybelocatedinthesamezone district.Theresidentialclusterdistrictisintendedtoensureadequatelight,air,privacy andopenspaceforeachdwelling,commensuratewithresidentialoccupancy,andto maintainthedesirableresidentialqualitiesofthezonedistrictbyestablishingappropriate sitedevelopmentstandards. Title13,Subdivision Regulations,VailTownCode(inpart) CHAPTER13-1:GENERALPROVISIONS (inpart) Section13-1-2:Purpose A.StatutoryAuthority:Thesubdivisionregulationscontainedinthistitlehavebeen preparedandenactedinaccordancewithColoradoRevisedStatutestitle31,article23, forthepurposeofpromotingthehealth,safetyandwelfareofthepresentandfuture inhabitantsofthetown. B.Goals:Totheseends,theseregulationsareintendedtoprotecttheenvironment ,to ensureefficientcirculation,adequateimprovements,sufficientopenspaceandin general,toassisttheorderly,efficientandintegrateddevelopmentofthetown.These 3 regulationsalsoprovidefortheproperarrangementofstreetsandensureproper distributionofpopulation.Theregulationsalsocoordinatetheneedforpublicservices withgovernmentalimprovementprograms.Standardsfordesignandconstructionof improvementsareherebysetforthtoensureadequateandconvenienttrafficcirculation, utilities,emergencyaccess,drainage,recreationandlightandair.Alsointendedisthe improvementoflandrecordsandsurveys,plansandplatsandtosafeguardtheinterests ofthepublicandsubdividerandprovideconsumerprotectionforthepurchaser;andto regulateothermattersasthetownplanningandenvironmentalcommissionandtown councilmaydeemnecessaryinordertoprotectthebestinterestsofthepublic. C.SpecificPurposes:Theseregulationsarefurtherintendedtoservethefollow ing specificpurposes: 1.Toinformeachsubdividerofthestandardsandcriteriabywhichdevelopment proposalswillbeevaluated,andtoprovideinformationastothetypeandextent ofimprovementsrequired. 2.Toprovideforthesubdivisionofpropertyinthefuturewithoutconflictwith developmentonadjacentland. 3.Toprotectandconservethevalueoflandthroughoutthemunicipalityandthe valueofbuildingsandimprovementsontheland. 4.Toensurethatsubdivisionofpropertyisincompliance withthetown'szoning ordinances,toachieveaharmonious,convenient,workablerelationshipamong landuses,consistentwithtowndevelopmentobjectives. 5.Toguidepublicandprivatepolicyandactioninordertoprovideadequateand efficienttransportation,water,sewage,schools,parks,playgrounds,recreation, andotherpublicrequirementsandfacilitiesandgenerallytoprovidethatpublic facilitieswillhavesufficientcapacitytoservetheproposedsubdivision. 6.Toprovideforaccuratelegal descriptionsofnewlysubdividedlandandto establishreasonableanddesirableconstructiondesignstandardsand procedures. 7.Topreventthepollutionofair,streamsandponds,toassureadequacyof drainagefacilities,tosafeguardthewatertableand toencouragethewiseuse andmanagementofnaturalresourcesthroughoutthetowninordertopreserve theintegrity,stabilityandbeautyofthecommunityandthevalueoftheland. TownofVailLandUsePlan (inpart) CHAPTERII –LANDUSEPLANGOALS/POLICIES (inpart) 1.GeneralGrowth/Development(inpart) 1.2 Thequalityoftheenvironmentincludingair,waterandothernaturalresources shouldbeprotectedastheTowngrows. 1.3 Thequalityofdevelopmentshouldbemaintainedandupgradedwheneverpossible. 1.6 Developmentproposalsonthehillsidesshouldbeevaluatedonacasebycasebasis. Limiteddevelopmentmaybepermittedforsomelowintensityusesinareasthatarenot highlyvisiblefromtheValleyfloor.Newprojectsshouldbe carefullycontrolledand developedwithsensitivitytotheenvironment. 4 1.12Vailshouldaccommodatemostoftheadditionalgrowthinexistingdevelopedareas (infillareas). 5.Residential (inpart) 5.1Additionalresidentialgrowthshouldcontinuetooccurprimarilyinexisting,platted areasandasappropriateinnewareaswherehighhazardsdonotexist. 5.4Residentialgrowthshouldkeeppacewiththemarketplacedemandsforafullrange ofhousingtypes. CHAPTERVI –PROPOSEDLANDUSE(INPART) 4.ProposedLandUseCategories(inpart) MDRMediumDensityResidential:Themediumdensityresidentialcategoryincludes housingwhichwouldtypicallybedesignedasattachedunitswithcommonwalls. Densitiesinthiscategorywouldrangefrom3 to14dwellingunitsperbuildableacre. Additionaltypesofusesinthiscategorywouldincludeprivaterecreationfacilities, privateparkingfacilitiesandinstitutional/publicusessuchasparksandopenspace, churchesandfirestations. V.SURROUNDINGLANDUSESANDZONING Current LandUses Zoning North:OpenSpace NaturalAreaPreservation District South:OpenSpace NaturalAreaPreservationDistrict East:Two-FamilyResidential Two-FamilyPrimary/SecondaryDistrict West:Two-FamilyResidential Two-FamilyPrimary/SecondaryDistrict VI.ZONINGANALYSIS Address:1575AspenRidgeRoad LegalDescription:Lot 4,Block4,Lion’sRidgeFiling 3 Zoning:Two-FamilyPrimary/Secondary District LandUsePlanDesignation:Medium DensityResidential CurrentLandUse:SingleFamily Residence GeologicalHazards:Rockfall Hazard (southernhillside) LotSize:35,350sq.ft./0.8115acres Existing Proposed Change BuildingEnvelopeArea 9,675sq.ft.10,625sq.ft.+950sq.ft. VII.REVIEW CRITERIA Beforeactingona finalplat application,thePlanningandEnvironmentalCommission shallconsiderthefollowingfactorswithrespecttotheproposeduse: 1.Theextenttowhichtheproposedsubdivisionisconsistentwithallthe applicableelementsoftheadoptedgoals,objectivesandpoliciesoutlinedinthe 5 Vailcomprehensiveplanandiscompatiblewiththedevelopmentobjectivesofthe town;and Staffbelievestheproposedfinalplatisconsistentwiththe following VailLandUsePlan goals: 1.3 Thequalityofdevelopmentshouldbemaintainedandupgradedwhenever possible. 1.12Vailshouldaccommodatemostoftheadditionalgrowthinexisting developedareas(infillareas). 5.4Residentialgrowthshouldkeeppacewiththemarketplace demandsforafull rangeofhousingtypes. However,Staffdoesnotbelievetheproposedfinalplatisconsistentwiththefollowing VailLandUsePlangoals: 1.2 The qualityoftheenvironment includingair,waterandothernaturalresources shouldbeprotectedastheTowngrows. 1.6 Developmentproposalsonthehillsidesshouldbeevaluatedonacasebycasebasis. Limiteddevelopmentmaybepermittedforsomelowintensityusesinareas thatare not highlyvisiblefromtheValleyfloor.Newprojects shouldbecarefullycontrolledand developedwithsensitivitytotheenvironment. 5.1Additionalresidentialgrowthshouldcontinueto occurprimarilyinexisting,platted areas andasappropriateinnew areaswherehighhazardsdonotexist. Additionally,Staff doesnot believetheproposedfinalplatisconsistentwiththepurpose oftheTown’sSubdivisionRegulations goalsto: “…theseregulationsareintendedtoprotectthe environment…” “…toensureefficientcirculation,adequateimprovements,sufficientopen space…” “…ingeneral,toassisttheorderly,efficientandintegrateddevelopmentofthe town…” “…Theseregulationsalsoprovidefortheproperarrangementofstreetsand ensureproperdistributionofpopulation…” “…Standardsfordesignand constructionofimprovementsareherebysetforthto ensureadequateandconvenienttrafficcirculation,utilities,emergencyaccess, drainage,recreationandlightandair…” Therefore,Staff doesnot believetheproposefinalplatisconsistent withthe applicable elementsoftheadoptedgoals,objectivesandpoliciesoutlinedintheVail comprehensiveplan,norisit compatiblewiththedevelopmentobjectivesofthetown. 6 2.Theextenttowhichtheproposedsubdivisioncomplieswithallofthestandards of Title13,SubdivisionRegulations,VailTownCode,aswellas,butnotlimitedto, Title12,ZoningRegulations,VailTownCode,andotherpertinentregulationsthat theplanningandenvironmentalcommissiondeemsapplicable;and Staffbelievestheproposedfinalplatcomplies withtheapplicablerequirementsofthe Town’sSubdivisionRegulationsandZoningRegulations,andisthereforeconsistent withthiscriterion. 3.Theextenttowhichtheproposedsubdivisionpresentsaharmonious, convenient,workablerelationshipamonglandusesconsistentwithmunicipal developmentobjectives;and Theapplicant’sproposaltolimittheallowableheightofimprovementsconstructedwithin theproposedbuildingenvelopeareaisintendedtoreducetheimpactoftheproposed finalplat.However,Staffdoesnotbelievetheproposedfinalplatwillcreateabuilding envelopethatisconsistentandharmoniouswiththebuildingenveloperestrictions appliedtotheotherresidentialpropertiesalongAspenRidgeRoad. 4.Theextentoftheeffectsonthefuturedevelopmentofthesurroundingarea; and Theproposedplatwillallowdevelopmentonthesouthfacinghillsidewhichishighly visiblefromthevalleyfloor,so Staffbelieves theproposedfinalplatwillhave affecton thefuturedevelopmentofthesurroundingareaincomparisontoexistingconditions. 5.Theextenttowhichtheproposedsubdivisionislocatedanddesignedtoavoid creatingspatialpatternsthatcauseinefficienciesinthedeliveryofpublic services,orrequireduplicationorprematureextensionofpublicfacilities,or resultina"leapfrog"patternofdevelopment;and Staffdoesnotbelievetheproposedfinalplatwillhavesignificantnegativeaffectsonthe deliveryofservicesorthe community’sspecialpatternsincomparisontoexisting conditions. 6.Theextenttowhichtheutilitylinesaresizedtoservetheplannedultimate populationoftheserviceareatoavoidfuturelanddisruptiontoupgrade undersizedlines;and Utilityservicesexistforthesubjectproperty.Staffdoesnotbelievetheproposedfinal platwillhavesignificantnegativeaffectsonutilitiesincomparisontoexistingconditions. 7.Theextenttowhichtheproposedsubdivisionprovidesforthegrowthofan orderlyviablecommunityandservesthebestinterestsofthecommunityasa whole;and Staffdoesnotbelievetheproposedfinalplatisconsistentwiththerecommendationof theVailComprehensivePlanortheintentofthebuildingenvelopesappliedtothis propertyin1979 asdetailedincriterion1above.Therefore,Staffbelievestheproposed finalplatprovidesforgrowthinanorderlymanner. 8.Theextenttowhichtheproposedsubdivisionresultsinadverseorbeneficial impactsonthenaturalenvironment,including,butnotlimitedto,waterquality,air 7 quality,noise,vegetation,ripariancorridors,hillsidesandotherdesirablenatural features;and Theproposedfinalplatwillallowconstructiononanexisting,protectedhillsideandresult in theremovalofsomenaturalvegetation.Staffbelieves theproposedfinalplatwill adverselyimpact the existingnaturalfeaturesofthisproperty incomparisontoexisting conditions. 9.Suchotherfactorsandcriteriaasthecommissionand/orcouncil deem applicabletotheproposedsubdivision. VIII.STAFFRECOMMENDATION The CommunityDevelopment Department recommendsthePlanningandEnvironmental Commission denies thisrequest for thereviewof a finalplat,pursuanttoChapter13-12, ExemptionPlatReviewProcedures,VailTownCode,toallowfortheamendmentofthe plattedbuildingenvelopefor1575AspenRidgeRoad/Lot4,Block4,LionsRidge SubdivisionFiling3,andsettingforthdetailsinregardthereto.Staff’srecommendation isbaseduponthereviewofthecriteriadescribedinSectionVII ofthismemorandumand the evidenceandtestimonypresented. ShouldthePlanningandEnvironmentalCommissionchooseto deny this finalplat request,theCommunityDevelopment Department recommends theCommission pass thefollowing motion: “ThePlanningandEnvironmentalCommission denies this request for a finalplat, pursuanttoChapter13-12,ExemptionPlatReviewProcedures,VailTownCode, toallowfortheamendmentoftheplattedbuildingenvelopefor1575Aspen RidgeRoad/Lot4,Block4,LionsRidgeSubdivisionFiling3,andsettingforth detailsinregardthereto.” ShouldthePlanningandEnvironmentalCommissionchooseto deny this finalplat request,the CommunityDevelopmentDepartment recommendstheCommissionmakes thefollowing findings: “BaseduponthereviewofthecriteriaoutlinedinSectionVII of the Staff memorandumtothePlanningandEnvironmentalCommissiondated August9, 2010,andtheevidenceandtestimonypresented,thePlanningand EnvironmentalCommissionfinds: 1.Thesubdivisionisincompliancewiththecriterialistedin Subsection 13-3-4-A, VailTownCode. 2.Thesubdivisionis not consistentwiththeadoptedgoals,objectivesand policiesoutlinedintheVail comprehensiveplanandcompatiblewiththe developmentobjectivesofthetown. 3.Thesubdivisionis not compatiblewithandsuitabletoadjacentusesand appropriateforthesurroundingareas. 4.Thesubdivisionpromotesthehealth,safety,morals,and generalwelfareof thetown,butdoesnot promotethecoordinatedandharmoniousdevelopment 8 ofthetowninamannerthatconservesandenhancesitsnaturalenvironment anditsestablishedcharacterasaresortandresidentialcommunityofthehighest quality.” IX.ATTACHMENTS A.VicinityMap B.ProposedFinalPlat C.July27,1992LetterAddressingBuildingEnvelopes D.HistoricTopographicSurvey E.HistoricSitePlan F.HistoricImprovementLocationSurvey 9 AttachmentA