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Design Review Board
ACTIOH FOR]II
Department of Community Development
75 South Frontage Road. Vail, Colorado 81657
tel: 970.479.2139 tar^. 979.479.2452
web: www.vailgov.com
ProjectName: ROSENBACHREMODEL DRBNumber: DR8060196
Project Description:
CONCEPTUAL REVIEW FOR A RENOVATION OF A SINGLE FAMILY PROPERTY
Pafticipants:
OWNER ROSENBACH, SUSAN AND GARY 05/30/2005 Phone: 203-629
217 TACONIC RD
GREENWICH
cT 06831
APPUCANT K.H. WEBBARCHfiECTS PC 05/30/2006 Phone: 970-477-2990
953 S. FRONTAGE ROAD, STE 216
VAIL
co 81657
License: C000001627
ARCHflECT K.H. WEBB ARCHffiCTS PC 05/30/2006 Phone;970477-2990
PrcjectAddrcss:
107 ROCKLEDGE ROAD
Legal Description:
Parcel Number:
Comments:
953 S. FROTITAGE ROAD, STE 216
VAIL
co 81657
License: C000001627
107 ROCKLEDGE RD VAIL LocaUon:
Loh 7 Block: 7 Subdivision: VAIL VILLAGE 1ST
2101-071-2001-1
See @nditions
BOARD/STAFF ACTION
Action: CONCEPT
Conditions:
C.ond:200
A conceptual review is NOT a Design Review Board approval.
Planner: Wanen Campbell
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Department of Community Development
75 South Frontage Road
Yail, Colorado E/,657
970-479-2138
FAX 970-479-2452
www.vailgov.com
June 12,2006
KH Webb Architects
c/o Michael Current
710 W. Lionshead Circle. Suite A
Vail, CO 81657
Re: DRB and staff comments regarding the conceptual proposal to do an addition to 107
Rockfedge Road/Lot 7 , BlkT , Vail Village Filing 1
Mr. Cunent,
This letter is to serve as a record of the comments made by the DRB at there June 7,
2006, public hearing at which they discussed your conceptual proposal to do an addition
to the above address. lt also meant to serve as a documentation of staff comments
regarding the proposal with the information provided. The following is a list of the
pertinent comments regarding the proposal.
o The DRB was glad to see that the existing vegetation would largely remain intact
due to the use of the existing foundation. The DRB requested a landscape plan
which not only showed which trees were going to be removed, but a protection
plan, and construction access and staging plan (especially in potential pool area).o The DRB expressed concern that the photo images shown were much more
contemporary than the design which was drawn, A comment was made to no go
"too contemporary", as was depicted in the photo images.o Public Works and Fire Department comments will be forth coming once a
complete Design Review application is received.o The Planning Department was unable to perform a high level of review on the
project with the submitted conceptual materials. However, it goes without saying
that the proposal submitted for final review will need to comply with all zoning
requirements. Some initial comments are that a complete survey will be needed,
GRFA calculations and basement deduction calculations will be needed, a roof
plan with ridge elevations and contours for calculating height, etc.
Staff did identify an issue of some importance at the meeting when the survey
was presented to the DRB showing the northwest comer of the existing house in
the setback. I believe you are aware of this situation. Removal of that portion of
the structure within the setback, as you propose, creates a situation where the
right to that non-conformity no longer exists as the property is to come into
greater conformance with the Code whenever possible. Chapter 12-18,
Nonconforming Sites, Uses, Structures, and Site lmprovements, Vail Town Code,
ft ""t""*, o."t
and tho definition of Demo/Rebuild found In Sectlon 12-2, Definitions, Vait Town
Code, will explain these requirements in further detail.
Please review these @mments and if pu harre any questions regarding this letterplease eontract ma at 9T04T9IZ1 49.
With regards,
/d+m,
Senior Planner
Cc: File
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Pfanning and Environmenta , "rJ{rfi;btE?ACTIOI{ FO*M
Department of f-ommunity Development
75 South Frontage Road, Vail. Colorado 81657
tel: 970.479.2139 fax:97O.479.2452
vveb: wnuw.vai lgov.com
TUflffitr
COa'rftF{IY oEt E!OFiEi{I
Project Name: ROSENBACH/IAYLOR
Project Description:
RELOCATE PROPERTY UNE BETWEEN LOT 7 AND LOT 4
Participants:
OWNER ROSENBACH, SUSAN AND GARY 05/15/2005 Phone: 203-629
217 TACONIC RD
GREENWICH
cT 05831
APPUCANT K.H. WEBBARCHITECTS PC 05/15/2006 Phonet 970-477-299O
953 S. FRONTAGE ROAD, STE 216
VAIL
co 81657
License; C000001627
ARCHffiCT K.H. WEBB ARCHffiCTS PC 0511512006 Phone:970-477-2990
953 S. FRONTAGE ROAD, STE 216
VAIL
co 816s7
License: C000001627
Project Addrcss: 107 ROCKLEDGE RD VAIL Location: 107 ROCKLEDGE ROAD
Legal Description: Lot: 7 Block 7 Subdivision: VAIL WLLAGE lST
Parcel ]{umber: 2101-071-2001-1
Comments:
PEC Number: PEC060038
Motlon By:
Second By:
Vote:
Conditlons:
CLEVEI.AND
JEWNT
7-0
BOARD/STAFF ACTION
Action: APPROVED
Date of ApprcyaL 0611212006
C,ond: 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
PEC approval shall not be not become valid for 20 days following the date of
approval.
Planner: Bill Gibson PEC Fee Paid: $550.00
TO:
FROM:
DATE:
SURJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
June 12,2006
A request for a final review of a final plat, pursuant to Chapter 13-12,
Exemption Plat Review Procedures, Vail Town Code, to allow for the
relocation of the common property line between Lots 7 and 4, located at 107
and 103 Rockledge Road/Lots 7 and 4, Block 7, Vail Village Filing 1, and
setting forth details in regard thereto. (PEc06-0038)
Applicant: Gary Rosenbach and Vernon Taylor, represented by K.H.
Webb ArchitectsPlanner: BillGibson
il.
SUMMARY
The applicants, Gary Rosenbach and Vernon Taylor, are requesting approval of a
final plat, pursuanl to Chapter 13-12, Exemption Plat Review Procedures, Vail Town
Code, to allow for the relocation of the common property line between Lots 7 and 4,
located at 107 and 103 Rockledge Road. Staff is recommending approval of this
application based upon the review of the criteria outlined in Section Vlll of this
memorandum.
DESCRIPTION OF REOUEST
The applicants, Gary Rosenbach and Vernon Taylor, are proposing to relocate the
common property line between Lots 7 and 4, located at 107 and 103 Rockledge
Road/Lots 7 and 4, Block 7, Vail Village Filing 1. This relocation will bring the
existing legally non-conforming residence located on Lot 7 more into conformance
with the side setback requirements of the Two-Family Primary/Secondary Zone
District. The proposed property exchange is one-fool-for-one-foot, so there is no net
change to the lot sizes.
A vicinity map (i.e. Attachment A), the applicant's request (i.e. Attachment B), and a
proposed site plan and final plat (Attachments C and D) have been attached for
reference. The Planning and Environmental Commission shall review this request
based upon the provisions of Chapter 13-12, Exemption Plat Review Procedures,
VailTown Code.
BACKGROUNp
There is an existing residence located on Lot 7, which according to Eagle County
records, was originally constructed in 1965. The subject properties were parl of the
"original Town of Vail" established in August of 1966. The adjacent Parcel C was
annexed into the Town of Vail and cefiain properties along Rockledge Road
(including lhe subject properties) were re-subdivided in February of 1980. The jog in
|il.
tv.
the property line between Lot 7 and Lot 4 appears on the 1980 plats. The existing
residence on Lot 7 is legally non-conforming in regard to the side setback
requirements of the Two-Family Primary/Secondary Zone District.
ROLES OF REVIEWING BOARDS
Planninq and Environmental Commission:
Action: The Planning and Environmental Commission is responsible for final
approval, approval with modifications, or denial of a final plat, in accordance with
Sub-section 13-12-3C, Review and Action on Plat, VailTown Code.
Desion Review Board:
Action: The Design Review Board has no review authority on a final plat, but must
review any accompanying Design Review Board application.
Town Council:
The Town Council has the authority to hear and decide appeals from any decision,
determination, or interprelation by the Planning and Environmental Commission
and/or Design Review Board. The Town Council may also call up a decision of the
Planning and Environmental Commission and/or Design Review Board.
Staff:
The Town Staff facilitates the application review process. Staff reviews the
submitted application materials for completeness and general compliance with the
appropriate requirements of the Town Code. Staff also provides the Planning and
Environmenlal Commission a memorandum containing a description and
background of the application; an evaluation of the application in regard lo the
criteria and findings outlined by the Town Code; and a recommendation of approval,
approval with modifications, or denial.
APPLICABLE PLANNING DOCUMENTS
TITLE 13, SUBDIVISION REGULATIONS (in part)
13-2, DEFINITIONS (in part):
EXEMPTION PLAT: The platting of a portion of land or property that does not
fallwithin the definition of a "subdivision", as contained in this section.
13-3-4: COMMISSION REVIEW OF APPLICATION; CRITERIA AND NECESSARY
FINDINGS:
The Planning and Environmental Commission shall conduct a public hearing
on an application for a Preliminary PIan for Subdivision. The Planning and
Environmental Commission shall consider the application, relevant additional
materials, Staff report and recommendations as well as any other comments
or public information given at the hearing. The Planning and Environmental
Commission may discuss advisable changes to the proposed subdivision with
the applicant. The burden of proof shall rest with the applicant to show that
the application is in compliance with the intent and purposes of this Chapter,
the Zoning Ordinance and other pertinent regulations that the Planning and
V.
Environmental Commission deems applicable. Due consideration shall be
given to the recommendations made by public agencies, utility companies
and other agencies consulted under *ubsection 13-3-3C above.
A. Before recommending approval, approval with conditions or
disapproval of the Preliminary Plan, the Planning and Environmental
Commission shall consider the following criteria with respect to the
proposed subdivision:
1. The erteil b which the proposed subdivision is consistent with all
the applicable elements of the adopted goals, objectives and policies
outlined in the Vail Comprehensive Plan and is compatible with the
development objectives of the town; and
2. The extent to which the proposeQ subdivision complies with all of
the standards of this Title, as well as, but not limited to, Title 12,
Zoning Regulations and other pertinent regulations that the Planning
and Environmental Commission deems applicable; and
3. The extent to which the proposed subdivision presents a
harmonious, convenient, workable relationship among land uses
consistent with municipal development objectives; and
4. The extent of the effects on the future development of the
surrounding area; and
5. The ertent to which the proposed subdivision is located and
designed to avoid creating spatial patterns that cause inefficiencies in
the delivery of public services, or require duplication or premature
extension of public facilities, or result in a "leapfrog. pattern of
development; and
6. The erteil b which the utility lines are sized to serve the planned
ultimate population of the service area to avoid future land disruption
to upgrade under-sized lines; and
7. The extent to which the proposed subdivision provides for the
growth of an orderly viable community and serves the best interests of
the community as a whole; and
8. The extent to which the proposed subdivision results in adverse or
beneticial impacts on the natural environment, including, but not
Iimited to, water qualtty, air quality, noise, vegetation, riparian
corridors, hillsides and other desirable natural features; and
9. Such other factors and criteria as the Commission and/or Council
deem applicable to the proposed subdivision.
B. Necessary Findings: Before recommending and/or granting an
approval of an application for a major subdivision, the Planning and
Environmental Commission shall make the following findings with
respect to the proposed major subdivision:
t. That the subdivision is in compliance with the criteria iisted in
Subsection 1 3-3-4A of this Title.
2. That the subdivision is consistent with the adopted goals, objectives
and policies outlined in the Vail Comprehensive Plan and compatible
with the development objectives of the Town; and
3. That the subdivision is ampatibte with and suitabte to adjacent
uses and appropriate forthe surrounding areas; and
4, That the subdivision promotes the health, safety, morals, and. general welfare of the Town and promotes the coordinated and
harmonious development of the Town in a manner that conserves and
enhances its natural environment and its established character as a
resort and residential community of the highest quality.
13-12, EXEMPTION PLAT REVIEW PROCEDURES (in part)
13-12-1: PURPOSE AND INTENT:
The purpose of this chapter is to establish criteria and an appropriate review
process whereby the planning and environmental commission may grant
exemptions from the definition of the term "subdivision" for properties that are
determined to fall outside the purpose, puruiew and intent of Chapter 3 and 4
of this title. This process is intended to allow for the plafting of property where
no additional parcels are created and conformance with applicable provisions
of this code has been demonstrated.
13-12-2: EXEMPTTONS tN PROCEDURE AND SUBMTTTALS:
"Exemption Plats", as defined in Section 13-2-2 of this title, shallbe exempt
from requirements related to preliminary plan procedures and submittals.
Exemption plat applicants may be required to submit an environmental
impact report if required by Tltle 12, Chapter 12 of this code.
13-12-3: PLAT PROCEDURE AND CRITERIA FOR REVIE (in part):
C. Review And Action On PIat: The planning and environmental commission
shall review the plat and associated materials and shall approve, approve
with modifications or disapprove the plat within twenty one (21) days of the
tirst pibtic hearing on the exemption ptat applicatioi or the exemption plat
application will be deemed approved. A longer time period for rendering a
decision may be granted subject to mutual agreement between the planning
and environmental commission and the applicant. The criteria for reviewing
the plat shail be as contained in Section 13-3-4 of this title.
VI. SURROUNDING LAND USES AND ZONING
Land UseNorth: ResidentialEast: ResidentialWest: ResidentialSouth: Open Space
VII. SITE ANALYSIS
Address:
Zonino
Two-Family Primary/Secondary District
Two-Family Primary/Secondary District
Two-Family Primary/Secondary District
Natural Area Preservation District
Chanoe
None
None
107 and 127 Rockledge Road
Existing Legal Descriptions: Lot 7 and Lot 4, Block 7, Vail Village Filing 1
Zoning: Two-Family Primary/Secondary District
Land Use Plan Designation: Low Density Residential
Current Land Use: Lot 7: Existing Residence
Lot 4: Undeveloped
Develooment Standard Allowed Prooosed
Lot 4, Lot Area (min.)
Lot 7, Lot Area (min.)
15,000sq.ft. 19,571sq.ft.
15,000sq.ft. 29,220sq.ft.
Lot 4, Street Frontage (min.) 30f1.
Lot 7, Street Frontage (min.) 30ft.
Lot 4, Size and Shape (min.) 80ft. x 80ft. >80ft. x >80ft.
Lot 7, Size and Shape (min.) 80ft. x 80ft. >80ft. x >80ft.
VIII. APPLICATION CRITERIA AND FINDINGS
Oft. (access easement) None35ft. None
None
None
A. Criteria: Pursuant to Section 13-3-4, Commission Review of Application; Criteria,
Vail Town Code, the Planning and Environmental Commission shall consider the
following criteria with respect to the proposed final plat:
(1) The extent to which the proposed subdivision is consistent with att the
applicable elements of the adopted goals, objectives and policies outlined in
the Vail Comprehensive Plan and is compatible with the development
objectives of the town; and
Staff Response: The proposed subdivision is more in consistent with the
applicable elements of Vail Comprehensive Plan and the Town's
development objectives than the existing non-conforming conditions.
(2) The ertent to which the proposed subdivision complies with all of the
standards of this Title, as well as, but not limited to, Title 12, Zoning
Regulations and other pertinent regulations that the Planning and
Envi ronmental Comm ission deems applicable ; and
Staff Response: The proposed subdivision is more in compliance with the
applicable portions of the Town of Vail's Subdivision Regulations and Zoning
Regulations than the existing non-conforming conditions.
(3) The extent to which the proposed subdivision presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives ; and
Staff Response: The proposed subdivision will continue to be harmonious,
convenient, and workable relationship with other properties within the vicinity.
The proposed subdivision is more consistent with the Town's development
objectives than the existing non-conforming conditions.
(4) The extent of the effects on the future development of the surrounding
area; and
Statf Response: There will be no significant negative effects upon the future
development of the surrounding area in comparison to the existing conditions.
(5) The extent to which the proposed subdivision is tocated and designed to
avoid creating spatial pafterns that cause inefficiencies in the delivery of
public services, or require duplication or premature ertension of public
facilities, or result in a "leapfrog" paftern of development; and
Staff Response: As a re-subdivision of an exisling improved property, this
proposed subdivision will not create inefficiencies in the delivery of public
services, require the duplication or exlension of public facilities, or create
"leapf rog" development.
(6) The ertent to which the utility lines are sized to serue the planned
ultimate population of the seruice area to avoid future land disruption to
upgrade under-sized lines; and
Staff Response: As a re-subdivision of an existing improved property, this
subdivision will have no additional impact on utility lines and/or service areas
in comparison to existing conditions.
(7) The extent to which the proposed subdivision provides for the growth of
an orderly viable community and serves the best interests of the community
as a whole: and
Staff Response: The proposed subdivision is more in compliance with the
Town's Subdivision Regulations, Zoning Regulations, and development
objects. The proposed subdivision better provides for the growth of an
orderly, viable community and betler serves the community's interests as a
whole in comparison to existing conditions.
(8) The extent to which the proposed subdivision results in adverse or
beneficial impacts on the natural environment, including, but not limited to,
water quality, air quatity, noise, vegetation, riparian corridors, hillsides and
other desirable natural features; and
Staff Response: As a re-subdivision of an existing improved property, this
subdivision will have no significant impacl on the natural environment.
0) Such other factors and criteria as the Commission and/or Council deem
i\pticable to the proposed suMivision'
B. Findings: pursuant to_section 13-3-4, Gommission Review of Application; criteria'
Vail rown Gode, the pTJti"i-.g'ano environmental commission shall make the
;il*ffii"ding. "ith
,"tpect to the proposed final plat:
fi)ThatthesudivisionisinampliancewiththecriteriatistedinSubsection' 1g'3-4A, VailTown Code; and
(2)Thatthesudivisionisconsistentwiththeadoptedgoals,objectivesand
policies orttiiii'ine iait comprenensive Plin and compatible with the
'development obiectives of the Town; and
n That the subdivision is compatible with and suitable to adiacent uses and
'"' '"iliiiilirc'the sunouniling areas; and
(4) That the sudivision prom.otes the heafth' safety' morals' 'and general
welfareottheTownandpromotestheaordinatedandharmonious
development.ittierowniiamanierthatconsevesandenhancesits
naturar "n
irJii'Jni-;i ft" estabtished character as a resort and
retsidential community of the highest quality'
IX. STAFF RECOMMENDATION
The Community Development Department .recommends the Planning and
Environmenrar commissili"#-;;5 rhi t"-" piat, pursuant to chapter 13-12'
Exemption Plat Review'irot"iili"t' Vail Town-GbOe' io allow for the relocation of
the common property finl'U"t*""nlots 7 and 4, localed at 107 and 103 Rockledge
Road/Lors 7 and 4,
","J#,'V*ivlioe.Filing'1,
and setting for details in regard
thereto. staff,s recomrlno'dtion ir basid upon the review oflhe criteria outlined in
Section Vllt of this r"ro"r"iir-r *Jin" evibence and testimony presented'
Shou|dthePlanningandEnvironmenta|commissionchoosetoapprovethefina|
plat, the Gommunity O"Jelopt"ni Department recommends the Commission pass
ihe following motion:
"ThePlanningandEnvironmentatCommissionapprovestheapplicant,s
request tor a riiat-piit,"iir*inip ,Chipter ts-li, Exemption PIat Review
Procedures, v";'{;;;'C;i; to altow.'for the retocation of the common
propertv tine oewJii'L;t;l il!...7' t*"t"a at 107 and 127 Rocktedse
Road/Lots t ^ni'i\nii'7, viivinigi ring 1' and setting torth detaits in
regard thereto."
ShouldthePlanningandEnvironmentalCommissionchoosetoapprovethefina|
plat, the Community OJ"if"pr""i Department recommends the Commission makes
ihe following flndings:
"The Planning and Environmental Commission finds:
(1) That the subdivision is in compliance with the criteria listed in Sub-section
1 3-3-44, Vail Town Code; and
(2) That the subdivision is consristent with the adopted goals, objectives and
policies outlined in the Vail Comprehensive Plan and compatible with the
development objectives of the Town; and
(3) That the subdivision is compatible with and suitable to adjacent uses and
appropriate for the sunounding areas; and
ft) That the subdivision promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserues and enhances its
natural environment and its established character as a resort and
residential community of the highest quality."
X. ATTACHMENTS
A. Vicinity Map
B. Applicant's Request
C. Proposed Site Plan
D. Proposed FinalPlat
E. Public Notice
Attachment: A
=
Attachment B
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