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Home My WebLink AboutPEC100007 & PEC100008 APIN Planning and Environmental Commisson ACTION FORM r Department of Community Development TOWNOF MI jf� ' 75 South Frontage Road, Vail, Colorado 81657 �j� tel: 970.479.2139 fax: 970.479.2452 web: www.vailaov.com Project Name: FIRE STATION PEC Number: PEC100007 Project Description: CUP FOR NEW FIRE STATION Participants: OWNER TOWN OF VAIL 02/18/2010 75 S FRONTAGE RD VAIL CO 81657 APPLICANT DON WATKINS 02/18/2010 BELFORD WATKINS GROUP 231 S HOWES ST FORT COLLINS CO 80521 Project Address: 2399 N FRONTAGE RD W VAIL Location: Legal Description: Lot: Block: Subdivision: VAIL DAS SCHONE FIL 1 Parcel Number: 2103-114-1501-9 Comments: BOARD/STAFF ACTION Motion By: KJESBO Action: APPROVED Second By: KURZ Vote: 7-0-0 Date of Approval: 03/22/2010 Conditions: Cond: 8 (PLAN): No changes to these plans may be made without the written consent of Town of Vail staff and/or the appropriate review committee(s). Cond: 300 (PLAN): PEC approval shall not be not become valid for 20 days following the date of approval. Cond: CON0011341 This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval of the associated retaining wall height variance application. Cond: CON0011342 This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review new construction application. Cond: CON0011343 The applicant must obtain CDOT approval of a Notice to Proceed set of plans prior to constructing the new access points. Cond: CON0011344 Prior to the start of construction, the applicant must obtain a Town of Vail Public Way permit and comply with the Public Works General Conditions for construction. Cond: CON0011345 Prior to the issuance of a temporary or final certificate of occupancy, the applicant must execute an amended final plat to establish all necessary permanent easements. Cond: CON0011346 Prior to the issuance of a temporary or final certificate of occupancy, the applicant must obtain Town of Vail Public Works Department approval of a Revocable Right-of-Way Permit for all improvements in the street right-of-way. Planner: Bill Gibson PEC Fee Paid: $0.00 , rtment o � Department f Community Development 4 �, ' A ►-, i •V' 75 South Frontage "o.: . • k,_ 1: ' a 4 �' "�'+ ' . d r. i,d ^. `' ,a. .f x , .,;, .1r . V a i I,.L. or •` ' , .. .. _ •_ 4w.. i w,'1.. , ' a 1. • 0" Vii"` ' Conditional Use Permit U Application for review by the FEB 1 $ 2010 Planning and Environmental Comm ifflIlVN OF VAIL . ; General Information: A conditional use permit is required for any use classified as"conditional" in any of the To s zone districts. Uses listed as conditional uses are subject to such conditions and limitations as the Town may prescribe to ensure that the location and operation of the conditional uses will be in accordance with development objectives of the Town and will not be detrimental to other uses or properties. The proposed project may also require other permits or applications and/or review by the Design Review Board and/or Town Council. All PEC approvals shall lapse if con- struction is not commenced within two years of the date of approval and diligently pursued to completion, or if the use for which the approval is granted is not commenced within two years. Fee: $650 Description of the Request: ___!_fie W Cpl...ks\--2.043vt ai4 - . .Ig..e -Tp%"Tir -( Physical Address: Z• 6C1t N. Viz.014 r e D. W■ t sr Parcel Number: 21031I415Coai (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.) Property Owner: I c.9V.‘t•4 O v kL Mailing Address: A(2. ,1 - 1 D?-\\15/ "1 S F * T-1 P-D V Pc∎U t GC) S i 1.05-1" I Phone: -13o. All-. 5444 1 Owner's Signature: , Primary Contact/ Owner Representative: 1• `W AT Ih1S . 1 0- X> kt ► 1,4 P-001> Mailing Address: 2- '5c o r t- o vJ -c. Ta1=N. Co L.Li j1 e_.,c. s D 5Z 1 Phone: n30. 409: (:)D`1-O E-Mail: clov-t C bW30,..rat.Go vvl Fax: For Office Us4 Only: Cash CC: Visa / MC Last 4 CC # Auth # Check # Fee Paid: a Received From: / Meeting Date: '3 /2 2'/I0 PEC No.: f EC ( O 0001 Planner: '1C/1 1 X Project No: fi(2-J 0 - 0 3 Zoning: Land Use: Location of the Proposal: Lot: A" Rieek' ' Subdivision: \J I DGIS 5c40y.e. I Re5U;lo 11L:4-17 01-Jan-10 1:=,_ Q a > r. U- 00,PA O 0 CO LI- p CI c N y w 0 b ^ b WW O 0. 0 f 41- ec �o o M E. � M , v z � o .-• 1111 N N .F W D � „ 53 .0 Qx G N C? L 4 0 'Ti C u, W U U U U U U C� w a a a a a '5 L .5 .5 .5 0 0 0 0 4-. 0 cn H h 0 N 0 0 0 a 0 0 o N Q c 4 z 0 O c a a a a a N 0 o a a .... a 0 a.o 0 U a as a. c `" :° }y n F F F F F Fo- 0 •1--I Ct c 0 .0 >O N 0 4-1 ti) .0 NN A 0 E zza � x O b d ,� U o al a mt " " a a v a v a y U n G .o A 0 Planning and Environmental Commisson ACTION FORM t Department of Community Development • TOE OF 75 South Frontage Road, Vail, Colorado 81657 tel: 970.479.2139 fax: 970.479.2452 web: www.vailgov.com Project Name: FIRE STATION PEC Number: PEC100008 Project Description: VARIANCE REQUEST FOR RETAINING WALLS IN EXCESS OF SIX FEET (6') Participants: OWNER TOWN OF VAIL 03/01/2010 75 S FRONTAGE RD VAIL CO 81657 APPLICANT DON WATKINS 03/01/2010 231 S HOWES ST FORT COLLINS CO 80521 Project Address: 2399 N FRONTAGE RD W VAIL Location: WEST VAIL FIRE STATION Legal Description: Lot: Block: Subdivision: VAIL DAS SCHONE FIL 1 Parcel Number: 2103-114-1501-9 Comments: BOARD/STAFF ACTION Motion By: KJESBO Action: APPROVED Second By: PALADINO Vote: 7-0-0 Date of Approval: 03/22/2010 Conditions: Cond: 8 (PLAN): No changes to these plans may be made without the written consent of Town of Vail staff and/or the appropriate review committee(s). Cond: 300 (PLAN): PEC approval shall not be not become valid for 20 days following the date of approval. Cond: CON0011347 The retaining walls shall not exceed 7 feet in exposed wall face height. Planner: Bill Gibson PEC Fee Paid: $0.00 1 Department of Community Development ..„, 44.418t: . ' :'.'t syt, 111 75 South Frontage lo. • Vail ;C• ora•,• ;� `. ,...., f e *r A ' s. Variance Request t' R 0 1 2010 Application for Review by the Planning and Environmental CommissipnTowN OF VAIL to General Information: Variances may be granted in order to prevent or to lessen such practical difficulties and un- necessary physical hardships as would result from the strict interpretation and/or enforcement of the zoning regulations inconsistent with the development objectives of the Town of Vail. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or con- ditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. The Vail Town Code can be found on the Town's website at www.vailgov.com The proposed project may also require other permits or applications and/or review by the Design Re- view Board and/or Town Council. Fee: $500 Description of the Request: he v< e R /aYt A1UZ a 1 K r• IM S H a Ay\/.4 ., tt /0 1 Physical Address: 2-3-Yi V . bKtrP.(i�; b \t`\, . Parcel Number: 21"D '-,l \A. \S ion (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.) Property Owner OJT 1•\ C) V Pot— Mailing Address: TS 5 • Cv---DK1`C--ko, r, ) *kz-• \9t-sr k (24v- �� 1L-\ r.� (��P c1 Phone: 9-1-b . 41, • 2JL\- -�-`� Owner's Signature: Primary Contact/ Owner Representative: )D `1� )C ' --1--(1J5 Mailing Address: 2-3• c�0 0-1_ 1 I W 5 ,-\--. D C,J)l l{',1',)1 C ()Qc 2A. Phone: 9-4-D. 4O . DQ1`0 E-Mail: c--1-bin e low lay(,✓1 . CDVVI Fax: For Office Use Only: Cash CC: Visa / MC Last 4 CC # Auth # Check # Fee Paid: iv/a Received From: SG Meeting Date: 322/r6 PEC No.: ' C1OaOO ' Planner: QCs Project No: peg -631/ Zoning: Land Use: rkt Sub c Location of the Proposal: Lot: ' -k:9 F "1 Subdivision: vol 345 Sc pnQ 01-Jan-10 t TOWN OF VAS ' THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town Code, on March 22, 2010, at 1:00 pm in the Town of Vail Municipal Building, in consideration of: A request for the review of an Approved Development Plan, pursuant to Section 12-61- 11, Development Plan Required, Housing Zone District, Vail Town Code, to allow for the redevelopment of a five (5) acre portion of the Timber Ridge site, with up to 359 new deed-restricted employee housing units, located at 1280 North Frontage Road (Timber Ridge Village Apartments)/Lots 1-5, Block C, Lion's Ridge Subdivision Filing 1, and setting forth details in regard thereto. (PEC090038) Applicant: Vail Timber Ridge, LLC Planner: George Ruther A request for the review of a variance from Section 14-6-7, Retaining Walls, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for retaining walls exceeding six feet (6') in exposed wall face height, located at 1280 North Frontage Road (Timber Ridge Village Apartments)/Lots 1-5, Block C, Lion's Ridge Subdivision Filing 1, and setting forth details in regard thereto (PEC100001) Applicant: Vail Timber Ridge, LLC Planner: George Ruther A request for the review of a preliminary plan and a final plat, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the creation of Lots 1 & 2, Timber Ridge Subdivision, a re-subdivision of Lots 1-5, Block C, Lion's Ridge Subdivision Filing 1, located at 1280 North Frontage Road (Timber Ridge Village Apartments)/Lots 1-5, Block C, Lion's Ridge Subdivision Filing 1, and setting forth details in regard thereto. (PEC100005) Applicant: Vail Timber Ridge, LLC Planner: George Ruther A request for the review of a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for the construction of public buildings and grounds (fire station), and a request for the review of a variance from Section 14-6-7, Retaining Walls, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town ‘\�° Code, to allow for retaining walls exceeding six feet (6') in exposed wall face height, `� located at 2399 North Frontage Road West/Parcel A, Resub of Tract D, Vail Das Schone , Filing 1, and 2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. (PEC100007, PEC100008) Applicant: Town of Vail, represented by Belford Watkins Group and VAg, Inc. Planner: Bill Gibson A request for a recommendation to the Vail Town Council for an amendment to the Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to amend the recommendations for transportation improvements in Lionshead (generally located at the Lionshead Parking Structure and the Concert Hall Plaza bus stop) and setting forth details in regard thereto. (PEC100009) Applicant: Town of Vail, represented by Braun Associates Planner: Warren Campbell The applications and information about the proposals are available for public inspection during office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call 970-479-2138 for additional information. Sign language interpretation is available upon request, with 24-hour notification. Please call 970-479-2356, Telephone for the Hearing Impaired, for information. Published March 5, 2010, in the Vail Daily. MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 22, 2010 SUBJECT: A request for the review of a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for the construction of public buildings and grounds (fire station), and a request for the review of a variance from Section 14-6-7, Retaining Walls, Vail Town Code, pursuant to Chapter 12- 17, Variances, Vail Town Code, to allow for retaining walls exceeding six feet (6') in exposed wall face height, located at 2399 North Frontage Road West/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto. (PEC100007, PEC100008) Applicant: Town of Vail, represented by VAg and Belford Watkins Group Planner: Bill Gibson SUMMARY The applicant, the Town of Vail, is requesting a review of a conditional use permit and a retaining wall height variance to facilitate the construction of a new fire station at the former Wendy's site at 2399 North Frontage Road West. Based upon the review of the criteria described in Section VII of this memorandum, the Community Development Department recommends the Planning and Environmental Commission approves, with conditions, this request for a conditional use permit. Based upon the review of the criteria outlined in Section VIII of this memorandum, the Community Development Department also recommends the Planning and Environmental Commission approves this request for a variance. II. DESCRIPTION OF THE REQUEST The applicant, the Town of Vail, is proposing to construct a new fire station at 2399 North Frontage Road West, the former Wendy's site. This property is located within the General Use (GU) District. Pursuant to Section 12-9C-5, Development Standards, Vail Town Code, the allowable development standards in the General Use District are established by the Planning and Environmental Commission during the review of a conditional use permit application. The proposed fire station building is composed of three fire trucks bays (two drive- through and one back-in), administrative offices, training rooms, on-duty staff shift quarters, and fire academy residence quarters. The applicant is requesting a retaining wall height variance to facilitate the replacement of the existing failing timber retaining walls. The proposed retaining walls will be 6.5 feet at their highest point (exceeding the 6 foot height limit). 1 A vicinity map (Attachment A), the Chamonix Master Plan Neighborhood Block Preferred Option (Attachment B), the applicant's project narrative and parking management plan (Attachment C), proposed architectural plans (Attachment D), an exterior materials board (Attachment E), and a conceptual three dimensional model (Attachment F) have been attached for reference. III. BACKGROUND In 2002, the Town of Vail acquired the adjacent Chamonix Parcel in West Vail for the purpose of constructing a fire station and employee housing. In 2007, the Town of Vail acquired the subject site adjacent to the Chamonix Parcel, based upon a determination that this site was a more optimal location for a new West Vail fire station than the Chamonix Parcel. In November 2008, the Town of Vail rezoned the subject site from the Commercial Core 3 District to General Use District through Ordinance No. 26, Series of 2008. In January 2009, the Vail Town Council adopted the Chamonix Master Plan. The Master Plan established the Neighborhood Block scenario as the preferred option for future employee housing on the Chamonix Parcel and a new fire station on the subject site. In January 2009, the Town of Vail issued a request for proposals (RFP) for the design of a new fire station on the subject site. The Town selected the consulting team of Vail Architecture Group and Belford Watkins Group to design the new fire station. The on- going design development process includes the involvement of a West Vail Fire Station Committee composed of the consulting team, members of the public, and Town Staff. On June 22, 2009, the Planning and Environmental Commission held a work session to discuss the preliminary design options/scenarios being considered by the West Vail Fire Station Committee. In general, the various scenarios being considered by the Committee at that time involved a building with three fire trucks bays, offices, training and conference rooms, on-duty staff residence quarters, and fire academy residence quarters. On February 3, 2010, the Design Review Board held a conceptual review of the most recent fire station design concepts. The Board was generally supportive of the overall design direction. The Board directed the applicant to continue using natural exterior building materials such as stone, rather than exploring alternative materials like decorative concrete. On February 8, 2010, the Planning and Environmental Commission held a work session to discuss the proposed fire station. The Commission was generally supportive of the fire station land use; the proposed building height, bulk, and mass; and the preliminary concept of a retaining wall height variance to accommodate the reconstruction of the existing failing walls. Individual Commissioners noted concerns about the number of proposed public parking spaces and the amount of landscape screening. On March 16, 2010, the Vail Town Council, in the role of property owner, directed the applicant to proceed forward through the development review process with this proposal. The Town Council directed the applicant to reduce the number of new trees proposed on the landscape plan. 2 IV. APPLICABLE PLANNING DOCUMENTS Title 12, Zoning Regulations, Vail Town Code (in part) ARTICLE 12-9C: GENERAL USE DISTRICT Section 12-9C-1: PURPOSE: The general use district is intended to provide sites for public and quasi-public uses which, because of their special characteristics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary to achieve the purposes prescribed in section 12-1-2 of this title and to provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and certain types of quasi-public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses. Section 12-9C-5: Development Standards: A. Prescribed by Planning and Environmental Commission: In the General Use District, development standards in each of the following categories shall be as prescribed by the planning and environmental commission: 1. Lot area and site dimensions. 2. Setbacks. 3. Building height. 4. Density control. 5. Site coverage. 6. Landscaping and site development. 7. Parking and loading. B. Reviewed by Planning and Environmental Commission: Development standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific development standards shall then be determined by the planning and environmental commission during the review of the conditional use request in accordance with the provisions of chapter 16 of this title. 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. 3 CHAPTER 12-17: VARIANCES (in part) Section 12-17-1: PURPOSE: A. Reasons For Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. Section 14-6-7: RETAINING WALLS (in part): A. General: All retaining walls are reviewed by the design review board or the administrator to determine compatibility to the existing topography and the materials in use. Retaining walls shall not exceed an exposed face height of six feet (6). Within a front setback, retaining walls shall not exceed an exposed face height of three feet (3), unless related to access to a structure constructed on excessive slopes (in excess of 30 percent). Retaining walls associated with a street located within a public right of way or access to an underground covered parking structure are exempt from these height limits, but must be approved by the design review board. Chamonix Master Plan (in part) "The master plan is intended to be used as the development guide for the Chamonix Master Plan Area. The plan identifies the location for the fire station and the employee housing....Locating the fire station on the southern edge of the property also locates this more commercial type use farthest from residential development." "The fire station design shown in the Neighborhood Block scheme was the consensus alternative of the Fire District staff and the Advisory Committee. The building foundation itself provided retention of the steep slopes to the north of the site, and thereby offered the most cost effective design." "The main access street, which gained access to the site from Chamonix Road, bisected the site...The main street passed through the development to the fire station site. While access to the fire station was intended to be limited, this configuration allowed for dual points of access to the site, thus alleviating traffic congestion." The Neighborhood Block scheme recommends 26 fire station parking spaces. V. SITE ANALYSIS The site specific development standards of the General Use District are not quantified by the Town's Zoning Regulations, but are instead prescribed by the Planning and Environmental Commission during the review of a conditional use permit application. Address: 2399 North Frontage Road West Legal Description: Parcel A, Resub of Tract D, Vail Das Schone Filing 1 Zoning: Housing District Land Use Plan Designation: Chamonix Master Plan Area Current Land Use: Public Parking Lot Size: 55,365 sq.ft. (1.271 acres) 4 Development Standard Allowed/Required Proposed Setbacks (min): Front (South): per PEC 15 ft Rear (North): per PEC 33 ft Side (West): per PEC 78 ft Side (East): per PEC 91 ft Building Height (max) per PEC 45 ft. Density Dwelling Units: per PEC 4 shift sleep rooms, 12 resident dorm rooms Density GRFA (max): per PEC 5,232 sq.ft. (2,164 shift and 3,068 resident) Site coverage (max.): per PEC 9,249 sq.ft. (17%) Landscape area (min) per PEC 27,176 sq.ft. (49%) Parking per PEC 26 surfaces spaces (10 tandem) 3 apparatus bays (1 back-in, 2 drive-thru) VI. SURROUNDING LAND USES AND ZONING Existing Use Zoning District North: Future Employee Housing Site Housing District South: CDOT I-70/HWY 6 Right-of-Way n/a East: Gas Station Heavy Service District West: Residential Two-Family Primary/Secondary District 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. Staff believes the proposed fire station furthers the purpose of the General Use District "to ensure that public buildings and grounds and certain quasi-public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail." There is a long documented need for a fire station in the West Vail area, and the Chamonix Master Plan recommends the station be constructed on the subject property. The master plan's preferred Neighborhood Block Option site plan has been attached for reference (Attachment B). Staff believes the proposed fire station building location and design, along with a new street connecting the future employee housing to the North Frontage Road, are all in keeping with the intent of the Chamonix Master Plan. Therefore, Staff believes this proposed conditional use permit will have a positive relationship and impact on the development objectives of the Town. 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. 5 There is a long documented need for a fire station in the West Vail area, and the Chamonix Master Plan recommends the station be constructed on the subject property. The proposed fire station will provide a greater level of emergency services, with shortened response times, to the West Vail area and the Dowd Junction portions of Interstate 70 that will greatly improve public safety. Therefore, Staff believes this proposed conditional use permit will have a positive effect of the use 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. This proposal for a new fire station includes 26 off-street parking spaces and a new street connection to the future 58 unit Chamonix employee housing site to the North Frontage Road, as recommended by the Chamonix Master Plan. This new street connection to the future employee housing will provide a second entrance to that development site that will reduce the number of vehicles accessing the site via Chamonix Road. This new street connection will divert vehicles from the near-capacity north intersection of the Frontage Road round-a-bout to the below-capacity west intersection. This new street connection has also been designed to accommodate a future connection to the adjacent gas station parking lot, should CDOT require the closure the gas station's existing south driveway as part of a future redevelopment of that property. Therefore, Staff believes this proposed conditional use permit will have a positive effect on 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. 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. The zone districts adjacent to the proposed fire station include the Heavy Service, Housing District, and Two-Family Primary/Secondary District. The following is a summary of the development standards allowed in those districts: Heavy Service Housing Primary/Secondary (Shell gas station) (Chamonix site) (adjacent residences) Setbacks(min) 20 ft. 20 ft. or per PEC 20 ft. front 15 ft. sides&rear Building Height(max) 38 ft. sloped per PEC 33 ft. sloped 35 ft.flat 30 ft.flat Site Coverage (max) 75% of lot 55% of lot or per 20% of lot PEC Landscape Area (min) 10%of lot 30%of lot or per 60%of lot PEC Staff believes the proposed fire station development standards (setbacks, height, site coverage, landscape area, etc.) outlined in Section V of this memorandum are in keeping with the context of these adjacent zone districts. The proposed building is a two-story structure that is 45 feet in height. On the first story of the building, the administrative areas have floor-to-ceiling heights of approximately 11-'/2 feet and the 6 apparatus bays have a height of approximately 18 feet. The second story areas of the building range in floor-to-ceiling height of 9 to 16+ feet with attic areas above. The "reverse gable" roof design has its highest points at the perimeter of the building, rather than at the center of the building as with a traditional gable roof. This reverse gable roof design adds height to the exterior facade of the building compared to a traditional gable roof. There is between 58 and 188 feet of street right-of-way between the subject property and the edge of the actual North Frontage Road. The proposed fire station is located 88 feet north of the street's edge of asphalt. The applicant, in coordination with CDOT, will be landscaping this area to provide an additional buffering beyond the proposed front setback. The proposed building location, parking and drive lane configurations, grading and retaining walls, etc. have been designed to accommodate the future Chamonix employee housing site. The West Vail Fire Station Committee (composed of the consulting team, neighborhood representatives, and Town Staff) and the Town's Design Review Board have been involved in the design development process for the proposed fire station. Their input has been incorporated into the site planning and architectural design of this proposal. VIII. VARIANCE REVIEW CRITERIA The review criteria for a variance request are prescribed in Chapter 12-16, Vail Town Code. 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The applicant is requesting a retaining wall height variance to facilitate the replacement of the failing existing timber retaining walls on the subject site. The proposed retaining walls will be 6.5 feet at their highest point (exceeding the 6 foot height limit). The proposed retaining walls are located at the rear of the fire station building with minimal visibility from neighboring properties. The heights of the proposed retaining walls have been dictated by the existing steep grades on the subject site and adjacent properties, the location and engineering requirements of the street connection to the future employee housing site, and the turning movements of the Fire Department's emergency vehicles. Staff believes this variance request will have a positive affect the existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. The applicant is requesting a retaining wall height variance to facilitate the replacement of the failing existing timber retaining walls on the subject site. The proposed retaining walls will be 6.5 feet at their highest point (exceeding the 6 foot height limit). The proposed retaining walls are located at the rear of the fire station building with minimal visibility from neighboring properties. The heights of the proposed retaining walls have been dictated by the existing steep grades on the site and adjacent properties, the location and engineering requirements of the street connection to the future employee housing site, and the turning movements of the Fire Department's emergency vehicles. 4 Staff believes this variance request is to the degree of relief from the strict and literal 7 interpretation and enforcement of a specified regulation necessary to attain the objectives of the Town's regulations without a grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The applicant is requesting a retaining wall height variance to facilitate the replacement of the failing existing timber retaining walls on the subject site. The proposed retaining walls will be 6.5 feet at their highest point (exceeding the 6 foot height limit). The proposed retaining walls are located at the rear of the fire station building with minimal visibility from neighboring properties. The heights of the proposed retaining walls have been dictated by the existing steep grades on the site and adjacent properties, the location and engineering requirements of the street connection to the future employee housing site, and the turning movements of the Fire Department's emergency vehicles. Staff believes this variance request will have a positive effect on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. IX. CONDITIONAL USE PERMIT STAFF RECOMMENDATION, The Community Development Department recommends the Planning and Environmental Commission approves, with a condition, this request for a conditional use permit. This recommendation is based upon the review of the criteria described in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve, with conditions, this conditional use permit request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves this request for a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for the construction of public buildings and grounds (fire station), located at 2399 North Frontage Road West/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone 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 applies the following conditions: "1. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval of the associated retaining wall height variance application. 2. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review new construction application. 3. The applicant must obtain CDOT approval of a Notice to Proceed set of plans prior to constructing the new access points. 8 4. Prior to the start of construction, the applicant must obtain a Town of Vail Public Way permit and comply with the Public Works General Conditions for construction. 5. Prior to the issuance of a temporary or final certificate of occupancy, the applicant must execute an amended final plat to establish all necessary permanent easements. 6. Prior to the issuance of a temporary or final certificate of occupancy, the applicant must obtain Town of Vail Public Works Department approval of a Revocable Right-of-Way Permit for all improvements in the street right-of-way." 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 March 22, 2010, 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 General Use. 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." X. VARIANCE STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approves this request for a variance. This recommendation is based upon the review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this variance request with a condition, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves the request for a variance from Section 14-6-7, Retaining Walls, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for retaining walls exceeding six feet (6) in exposed wall face height, located at 2399 North Frontage Road West/Parcel A, Resub of Tract D, Vail Das Schone Filing 1, and 2310 Chamonix Road/Parcel B, Resub of Tract D, Vail Das Schone Filing 1, and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to approve this variance request with condition(s), the Community Development Department recommends the Commission makes the following findings: 9 "Based upon a review of Section VIII of the Staff's March 22, 2010, memorandum to the Planning and Environmental Commission and the evidence and testimony presented, the Planning and Environmental Commission finds: 1. The granting of this variance will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the General Use District. 2. The granting of this variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. This variance is warranted for the following reasons: a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the Zoning Regulations. b. There are exceptional or extraordinary circumstances or conditions applicable to the site of the variance that does not apply generally to other properties in the General Use District. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicants of privileges enjoyed by the owners of other properties in the in the General Use District." XI. ATTACHMENTS A. Vicinity Map B. Chamonix Master Plan Neighborhood Block Preferred Option C. Applicant's Project Narrative and Parking Management Plan D. Proposed Architectural Plans E. Exterior Materials Board F. Conceptual 3D Model 10 Attachment A . ai � i� E 3 w � ,.,,,4/'• * '''';‘,, c r ,, , ‘,..„.,,, 4 „.,„ \\,., „,.. ,..„:.. ,_ 0,#, It I, jejel\.,. 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F 3 e+s a per' a .ICY _ ��i•. ; `� ` ,,`It i ti 6 } x s ?' �a / t6 'IP y L a�fl ,y „ °� i°,� s a, 9 44%tt {� i ,� :,:iir:',. � .��- ` ,�Q fix'`,0011111t "�.,. x` �s , Ali w o�@ <4't. � a 'dry , t 1 1-13 -r3 %,."4.7"°14' ' .47'''' N. , t' ,* ,-, „- e, ,.. , , .#1, d ti Lim '4f } ° s -+,`* - I tivr,or yJ •c%.� iF Y3 r '„ ss TSi �i,- & � ,'x-�°' fir`d a s G $ k �_roses' kN �e�` Y 4Y ,. �� ° otfx 11 Attachment B CI t 4 ", gg Fµ L ; i-_ = 41) V N-- L) (...) t rs� � . 4 s �i ,. "" t ..°'= d � 1 : " I 1 1h ,j\ `\ _ CIS 4 III l -_ —— � ... CI _ . , IN ---„, .. ,,, \ , ,, .„ A 1 _______ ,,_ , t -a a?d! a a 7 .d ' '# , a tt.- fl v m LL *Cesolit 12 Attachment C Site and Landscape Design Narrative for the West Vail Fire Station Design Development Version —February 17, 2010—VAg, Inc Architects&Planners Pedro Campos, RLA/ASLA—Senior Landscape Architect Goals of Landscape Design: The landscape design for the West Vail Station aims to accomplish broad goals in order to address specific site conditions per the location of the facility within West Vail and high visibility adjacent to Interstate 70, as well as the nature of the facility as a public emergency response facility with residential and community-oriented shared uses. There are various elements and gestures that are included in the overall project and landscape design to accomplish these goals, which are the following: • Water Conservation& Low Maintenance. • Prominence and Identity for the facility as `civic' anchor in West Vail. • Place-making and comfort for all contemplated user groups. • Screening of site from residential neighborhood. • Filtered views from the Interstate, allowing some day-lighting while establishing some screening. • Clarity of Circulation& Safety. Water Conservation: The majority of plants specified for the project are adapted and suitable to our local climate and environment. They are drought tolerant and/or have medium to low water requirements. There are no blue grass turf areas within the design. All horizontal landscape surfaces to remain unpaved will be treated with ground cover or vegetation including organic mulch(pine beetle kill lodge pole pine bark available through the Town of Vail). Covar sheep fescue, a highly drought tolerant bunch grass that requires little water and maintenance while keeping a uniform turf-like appearance will be used as a surface treatment for select open areas of the site. A re-vegetation seed mix with adapted drought tolerant species will be used for areas that have been disturbed. A xeriscape perennial border garden is proposed along the public east façade of the building to accentuate the entry and provide interest and complement the most public building facade. While overall the landscape has been designed deliberately to minimize maintenance, there will be some limited maintenance that will be required for the site landscape each year. Select areas of the site will require seasonal preparation, weed removal, pruning and clearing periodically during the growing season. A water infiltration swale and basin are proposed in the landscape south of the building in order to help infiltrate some of storm run-off water from impervious site areas back into ground. This swale is proposed to be planted with a wildflower mix to create seasonal interest in the growing season. An irrigation system will be designed by zones and operated on a time clock, so that zones can be operated independently of one another. Low flow drip and pop-up emitters will be to deliver water efficiently to planted areas of the site. In addition, plants are proposed in locations to respond to solar and prevailing wind patterns, to create or take advantage of microclimatic conditions which will also help to conserve water in the long run. Identity: This is the first major public facility that will be built in the West Vail district of the Town of Vail. Furthermore the facility will be contiguous and share a connection with a town sponsored housing project to the North. It is important to create a sense of identity and an environment that is comfortable for users, guests, and residents and that differentiates the various users of the site. The goal of the landscape design, in addition to the architecture of the building is to create a new clearly identifiable civic anchor and land mark within West Vail. The facility will be identified with a sign attached to the south east facing façade, visible to the Frontage Road and to a lesser degree Interstate 70. Special plantings are proposed along the driveway entry from the Frontage Road, in order to clearly identify the fire station facility, and in the future, also help announce the residential project. Select medium to small size ornamental trees with seasonal color and interesting form(Canada Red Chokecherry, Snow and Summer Crab Apples, and Amur Maples) are proposed to punctuate the public entrance and serve as a landmark feature to announce the main entry into the site. Place Making: The goal of the landscape design is to create a place that is comfortable for users (emergency responders during `down times'), residents from above, and others users driving and/or walking to or through the site. The landscape design juxtaposes informal plantings with the more rigid and geometric lines of the building to create intimacy and as sense of place and privacy comfortable to users. An outdoor patio is proposed on the south facing façade of the building between the bays and the main entrance for fire fighters to use as an exterior informal gathering space. A low seat wall surrounded by plantings of ornamental grasses contains the space to offer some refuge and separation from the rest of the site. Adjacent to this area and just south of the building entry is a flat area in which the U.S. flag and flag pole will be displayed surrounded by some focal plantings.. It is anticipated this area may also serve for a future monument, possibly in observance of emergency responders who have lost their lives in the line of duty. Around this area some smaller trees are also proposed to provide shade for users during the summer months, while allowing ample day-lighting and unobstructed views during the winter time. The area around the flag pole will be planted with native grasses to add special character. Along the main building entry a xeriscape `border garden' is proposed. This will be more intensely planted with a combination of native perennials with diversity of color, form,texture and growth habit and in order to accentuate and announce the main building entry. These areas are intended as `mini' demonstration gardens, similar in character to the gardens adjacent to the playground at Donovan Park, and the plant selection and composition to be established in direct coordination with the Town of Vail landscape architect's who will ultimately be responsible for the up-keep and maintenance of the project. Screening of Neighborhood & Buffer from the Interstate: The facility is proposed in a highly visible area with major frontage and exposure to the Interstate 70 and to a lesser degree the West Vail neighborhood in the hillsides above. Immediately to the east there is also a busy gas station and service station from which visual and physical separation is important. The landscape design seeks to screen the project selectively, to create its own sense of place, while allowing filtered views into the facility, so it keeps its prominence as a new civic landmark in the neighborhood. Along the eastern edge of the site, aspen trees, deciduous and evergreen shrubs are proposed to screen the site from the service station and soften and shade the main parking area of the site. Tall formal fountain grasses are envisioned that grow to 3 to 4' feet in height in order to hide cars while allowing pedestrian to have clear views of the surrounding environment and feel safe, but also to serve as a physical soft barrier between the two adjacent sites. Some aspen are used for consistency with the rest of the project as well as to help blend in with the surrounding hillside, which are covered in aspen as the dominant plant. To the south and south west, a mix of spruce and pine trees (lodge pole pine, Colorado blue spruce, and Douglas fir) are proposed primarily to screen the facility from a couple of adjacent residences above, and also give the building a back drop and for sense of scale. The position of these evergreens trees is intended to take advantage of microclimate and new shade created by the building without obstructing any major views. Facing the interstate and south, there is a diverse mix of plants proposed including Douglas fir, lanceleaf cottonwoods, spruce, and thinleaf alder. These are proposed in order to allow clear lines of site for vehicles entering and exiting the site, creating shade in areas that will need it, and softening the exposure to the Interstate. A storm water infiltration bio-swale is proposed in this area of the site as a green buffer to create a sense of separation between the Frontage Road and the building. Clarity of Circulation & Safety: It is of critical importance that vehicle and pedestrian circulation be extremely clear to all users of the site, and especially given the shared uses between emergency response vehicles and future residential users from above Also given the location of the site in close proximity to an interstate exit and a roundabout in a resort environment, there is high likelihood of`lost' drivers entering the site erroneously or to ask for directions. Clarity of circulation to and through the different locations within the site is very important to properly orient all users and to maintain a high level of safety. A separated and dedicated egress only access is proposed for fire trucks exiting the building bays. A barrier and appropriate sign will indicate this exit-only curb cut. As already discussed, signage applied directly to the façade of the building will announce the main entry to the site and the residential project above. Additional directional signage regarding pedestrian traffic and emergency vehicle traffic is also called for within the site. In particular, pedestrian crossing signs, and signs directing users to the residential project above will be used through the site. `Fire staff only' signs will be posted in the appropriate locations. Sidewalks will be clearly identified and direct users to the nearby bus stop, to West Vail, and to the residential project above. Space for a future small monument sign for the residential project will be left open at the interface between the properties so in the future it can demarcate where one project ends and the other begins. Parking will also be clearly marked and delineated—which parking is for guests, for handicap, for staff, and for public use, and any time restrictions that may be imposed. Pedestrian crosswalks will be clearly delineated using `zebra striping' to help slow traffic entering the site and clearly designate where pedestrians are to cross the driveways to minimize random foot traffic through out the site. ---- End of Narrative---- .A, FEB 182010 VAg, Inc. Architects & Planners TOWN OF VAIL Vail Fire and Emergency Services Station #3 g Y Parking Narrative The following minimum number of 26 parking spaces was determined, reviewed and approved by the Station task forces and the Town of Vail public works and community development departments. The amount was determined based upon the number of users and existing vehicles owned by the TOV fire department and the following rationale: Type of User Quantity Remarks Residents 12 total of 12 residents, but 2 are always stationed at other locations, they will be bringing their gear with them and thus in most instances will be using their car Shift 3 4 members of each shift, 1 of the 4 is always a resident Administration 5 4 current administration positions, but would like to plan 1 additional space for a future operations or administration position EM vehicles 2 3 current trucks (includes Wildland truck), 1, Wildland truck, is used full time by staff and not parked at any of the fire stations Public 3 there is no community room and therefore the day to day public will be limited to those having a meeting with the department, 1 will be designated as a fuel efficient parking space Accessible space 1 1 required Total: 26 outdoor spaces Type of Vehicle Quantity Remarks Engine 1 located in engine bay Ladder Truck 1 located in engine bay Police Com Van 1 located in engine bay Hazmat Trailer 0 1 to be located at Main Vail station Hospital Trailer 0 1 but it is not TOV fire departments equipment, TOV public works to review with hospital to have it moved from public works Spare Engine 0 1 to be located at East Vail station Brush Truck 0 1 to be located at Main Vail station Future Engine 1 to allow for future growth Total 4 spaces in bays No deductions have been made for car pooling or the use of public transport although this currently occurs within the fire department and, thus, it is anticipated that several of the 26 spaces will be open consistantly .A, VAg, Inc. Architects & Planners Vail Fire and Emergency Services Station #3 Parking Management Plan Refer also to the parking narrative which explains the 26 determined parking spaces required to service the day to day functions of the station and the addition of future staff. It was determined to take a management plan approach to address the more infrequent events that might require additional spaces as this is consistent with a sustainable approach to site development that encourages the current car pooling taking place, future carpooling and the use of public transportation. In addition, a planned approach reduces heat island effect, resources and construction costs. The instances of infrequent events have been identified as follows: • Meetings including more than 3 members of the public arriving in separate vehicles: It was discussed that these meetings occur approximately 6 times a year and are always scheduled for a specific day and time. Administrative staff will coordinate that there will be no overlapping meetings or other arrival of the public. In addition, administrative staff can or will relocate their vehicles to the 2 spots that will be empty during business hours due to the 2 resident fire fighters that will be at the other stations with their vehicles. Finally if the meeting exceeds 5 public members in 5 vehicles additional administrative staff vehicles can be relocated to in front of the North side bay doors. • All department staff meetings: Employees will coordinate to car pool and any vehicles requiring parking above those allocated to employees and residents will be stacked in front of the North side bay doors. Employees will take public transport. Employees also have the option of utilizing public parking that occurs to the East and West of the station and walk a few minutes to the station. • Tandem parking will be utilized first by shift members who will come and leave at the same time. For the half an hour shift overlap at 7:00am and which occurs prior public business hours, arriving shift members will utilize the administrative spaces to allow for the shuffling of parking spaces when the off duty shift leaves. The remaining tandem spaces will be utilized by the residents and coordinated utilizing a similar tandem plan used at the Main Vail station. Parking at the Main Vail station consists (in part) of five (5) tandem spaces. These spaces are used by the on duty crews (and overlapping crews going off duty — 07:00 — 7:30) as indicated above. This plan has functioned effectively for many years. A "key board" is located inside the fire station and all vehicle keys belonging to tandem parked cars are located on the board, allowing for cars to be moved as necessary if owners are not present. There is minor inconvenience and shuffling of cars occasionally, but overall, the plan works well and makes the best use of limited parking. The fact that the duty crews work 48 hour shifts is conducive to the success of this plan. • Firefighters friends and families - During public business hours they will utilize the public parking spaces for limited time visits. After public business hours they will use the administrative parking spaces. For large family/friend events alternative means of transportation will be organized and arranged by the residents such as the use of public transportation and/or public parking. • Fire station events, i.e. school tours, birthday parties and the like - Alternative transportation will be utilized such as a private or school bus, and public parking, similar to the plan currently utilized for Main Vail. • One (1) additional space that will be signed as "restricted time" parking will be provided in front of the garbage enclosure for use in unexpected conflicting instances. 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