HomeMy WebLinkAboutOrdinance No. 19, Series of 2011 100411 Attach B r�w� o� v�« �
AAemorar�dum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: September 26, 2011
SUBJECT: A request for a final recommendation to the Vail Town Council for a major
amendment to Special Development District No. 29, The Valley Phase II,
pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow
for the exchange of the on-site employee housing unit (EHU) requirement in
accordance with the provisions of Section 12-13-5, Employee Housing Unit Deed
Restriction Exchange Program, Vail Town Code; located at 1460 Buffehr Creek
Road, Unit G/ Lot G, Crossview at Vail, Phase 3, and setting forth details in
regard thereto. (PEC110051)
Applicant: Craig B. Cohn and Sharon M. Puczynski
Planner: Rachel Dimond
I. SUMMARY
The applicants, Craig B. Cohn and Sharon M. Puczynski, are requesting review of a
major amendment to Special Development District No. 29, The Valley Phase II, in order
to remove the on-site employee housing unit requirement and subsequently transfer the
deed restriction to another unit in accordance with the provisions of Section 12-13-5,
Employee Housing Unit Deed Restriction Exchange Program, Vail Town Code.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission forwards a
recommendation of approval to the Vail Town Council for this application, subject to
the findings noted in Section VIII of this memorandum. Attached for review is a vicinity
map (Attachment A), the applicant's request (Attachment B), Ordinance No. 17, Series
of 1993 (Attachment C), Ordinance No. 6, Series of 1997 (Attachment D), and a draft of
Ordinance No. 19, Series of 2011 (Attachment E).
II. DESCRIPTION OF REQUEST
The applicants, Craig B. Cohn and Sharon M. Puczynski, are requesting the Planning
and Environmental Commission forward a recommendation to the Vail Town Council on
a major amendment to Special Development District No. 29, The Valley Phase II. The
amendments, as outlined in Ordinance No. 19, Series of 2011 (see Attachment C), are
summarized as follows:
• Remove the provision that Residence G have an on-site employee housing unit;
and
• Amend the allowable Gross Residential Floor Area (GRFA) to reflect the changes
in GRFA calculation, which does NOT result in any increase in allowable GRFA,
except for Residence G, which will absorb the EHU floor area.
Should the on-site EHU requirement be removed, the applicant is requesting to transfer
the deed restriction to a currently non-deed-restricted unit in accordance with Section
12-13-5, Employee Housing Unit Deed Restriction Exchange Program, Vail Town Code.
While the SDD language states the EHU be 534 square feet, the recorded deed
restriction is for 433 square feet, as is shown on the floor plans. These regulations
would require that in exchange for removing the deed restriction from the 433 square
foot EHU, the proposed employee housing unit would have to be at least 866 square
feet if it is located outside the commercial job core, as is to be proposed.
III. BACKGROUND
Special Development District No. 29, The Valley Phase II, was established by
Ordinance No. 17, Series of 1993, adopted on September 7, 1993. The purpose of
establishing SDD No. 29 was to provide "greater flexibility in the development of the
land than would be possible under the current zoning of the property."
Ordinance No. 6, Series of 1997, amended the SDD to add development potential for
Tract A. The SDD was erroneously labeled SDD No. 28, which was already utilized by
The Christiania. As a result, the SDD number was changed, along with a few other
minor changes, in Ordinance No. 6, Series of 1997, which was adopted on March 25,
1997. There have been no other amendments to the SDD.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that the following provisions of the Vail Town Code are relevant to the
review of this proposal:
TITLE 12: ZONING REGULATIONS VAIL TOWN CODE
ARTICLE A. SPECIAL DEVELOPMENT (SDD) DISTRICT (in part)
12-9A-1: PURPOSE AND APPLICABILITY:
A. Purpose: The purpose of the special development district is to encourage flexibility
and creativity in the development of land in order to promote its most appropriate use; to
improve the design character and quality of the new development with the town; to
facilitate the adequate and economical provision of streets and utilities; to preserve the
natural and scenic features of open space areas; and to further the overall goals of the
Town of Vail Page 2
community as stated in the Vail comprehensive plan. An approved development plan for
a special development district, in conjunction with the property's underlying zone district,
shall establish the requirements for guiding development and uses of property included
in the special development district.
12-9A-2: DEFINITIONS:
MAJOR AMENDMENT (PEC AND/OR COUNCIL REVIEW): Any proposal to change
uses; increase gross residential floor area; change the number of dwelling or
accommodation units; modify, enlarge or expand any approved special development
district (other than "minor amendments" as defined in this section), except as provided
under section 12-15-4, "Interior Conversions", or 12-15-5, "Additional Gross Residential
Floor Area (250 Ordinance)", of this title.
12-13-5: EMPLOYEE HOUSING UNIT DEED RESTRICTION EXCHANGE PROGRAM:
A. Purpose: The purpose of this Section is to provide occupied livable, affordable
employee housing units within the Town of Vail through the establishment of an
employee housing unit deed restriction exchange program. The exchange program
allows the Town Council to release a deed restriction from an existing employee
housing unit in exchange for the placement of an employee housing deed restriction on
another dwelling unit and/ or a fee-in-lieu payment made to the Town of Vail.
B. Applicability: The program established under this section applies to existing
employee housing units. This shall not apply to any existing employee housing unit that
is already price appreciation capped or any employee housing unit established to meet
the on site employee mitigation requirements of chapter 23, "Commercial Linkage", or
chapter 24, "Inclusionary Zoning", of this title or as part of an approved development
plan.
C. Definitions: For the purpose of this section:
COMMERCIAL JOB CORE: Those areas located south of Interstate 70, east of the
intersection of Forest Road and South Frontage Road, north of Vail Mountain, and west
of the town of Vail soccer fields on Vail Valley Road, as further defined by exhibit A of
this section.
Exchange EHU: The existing non-price appreciation capped employee housing unit or
other unit with an employee housing deed restriction that is being proposed to have the
deed restriction released as part of this program.
Proposed EHU: The existing dwelling unit that is being proposed to receive an
employee housing deed restriction as part of this program.
D. General Requirements: The Town Council may approve the removal of an
employee housing deed restriction from an existing employee housing unit in exchange
Town of Vail Page 3
for the placement of an employee housing deed restriction on to another dwelling unit,
and/or the payment of a fee-in-lieu.
1. Exchange EHU requirements:
a. The exchange EHU shall not be part of any employee housing project
developed or deed-restricted (in part or in whole) by the Town of Vail.
b. The exchange EHU shall not be part of any on-site employee housing
mitigation required by inclusionary zoning, commercial linkage, or as part
of an approved development plan.
c. The property that includes the exchange EHU shall comply with the
prescribed development standards (density controls including GRFA
and number of units, site coverage, landscaping and parking
requirements, etc.), as outlined in the applicable zone district section of
Title 12, Zoning Regulations, Vail Town Code, upon exchange of the
deed restrictions.
2. Proposed EHU requirements:
a. The proposed EHU(s) shall be located within the Town of Vail.
b. The proposed EHU(s) shall be within a homeowners association that
does not preclude deed restricted units, does not have a right of first
refusal, does not have right to approve the sale or the sale contract, or
have any other requirements deemed to be similarly restrictive by the
Ad mi n istrator.
c. The proposed EHU shall comply with the minimum size requirements
shown in Table 13-2.
TABLE 13-2: MINIMUM SIZE OF PROPOSED EHUs
Type Of Unit Minimum Size (GRFA)
Studio 438 square feet
1 bedroom 613 s uare feet
2 bedroom 788 square feet
3+ bedrooms 1,225 square feet
d. The proposed EHU shall contain a kitchen facility or kitchenette and a
bathroom.
e. The property on which the proposed EHU is located shall comply with
Chapter 12-10, Off-Street Parking and Loading, Vail Town Code.
f. The proposed EHU shall have its own entrance. There shall be no
interior access from the proposed EHU to any dwelling unit to which it
may be attached.
3. Exchange Rate for Proposed EHUs:
a. If the exchange EHU(s) is within the commercial job core and the
proposed EHU(s) is also within the commercial job core, the gross
residential floor area (GRFA) of the proposed EHU(s) shall be a
minimum of two (2) times the gross residential floor area (GRFA) of the
exchange EHU.
b. If the exchange EHU is within the commercial job core and the proposed
EHU(s) is outside of the commercial job core, the gross residential floor
area (GRFA) of the proposed EHU(s) shall be a minimum of three (3)
times the gross residential floor area (GRFA) of the exchange EHU.
Town of Vail Page 4
c. If the exchange EHU is outside of the commercial job core and the
proposed EHU(s) is inside of the commercial job core, the gross
residential floor area (GRFA) of the proposed EHU(s) shall be a
minimum of one and one-half (1.5) times the gross residential floor area
(GRFA) of the exchange EHU.
d. If the exchange EHU is outside of the commercial job core and the
proposed EHU(s) is outside of the commercial job core, the gross
residential floor area (GRFA) of the proposed EHU(s) shall be a
minimum of two (2) times the gross residential floor area (GRFA) of the
exchange EHU.
4. No Credit Given: If the gross residential floor area (GRFA) of the proposed
EHU(s) is in excess of the minimum required gross residential floor area
(GRFA) as set forth in Subsection D3 above, the additional gross residential
floor area (GRFA) shall not be eligible for use as any form of future credit or
for the Commercial Linkage or Inclusionary Zoning employee housing
mitigation banks established by Sections 12-23-7 and 12-24-7, Vail Town
Code.
5. Fee-In-Lieu: The applicant may elect to provide a fee-in-lieu payment to the
Town of Vail for any portion of the required square footage not provided by a
proposed EHU. The town shall only use monies collected from the fees in
lieu to provide new employee housing. The applicant shall pay a fee-in-lieu
equal to the following formulas:
Existing EHU sq. ft. x multiplier x inclusionary zoning fee = Fee-in-Lieu Payment
a. If the exchange EHU was approved prior to July 22, 1994 and has a
deed restriction that includes the language stating "if the unit is rented, it
shall be rented only to tenants who are full time employees...," the
formula for fee-in-lieu payment is:
[the square footage of the exchange EHU as recorded on the deed
restriction] x [the current rate for inclusionary zoning fee-in-lieu] x 1
b. If the exchange EHU was approved after July 22, 1994 and/or does not
have a deed restriction that includes the language stating "if the unit is
rented, it shall be rented only to tenants who are full time employees...",
and if the exchange EHU is outside of the commercial job core, the
formula for fee-in-lieu payment is:
[the square footage of the exchange EHU as recorded on the deed
restriction] x [the current rate for inclusionary zoning fee-in-lieu] x 2
c. If the exchange EHU was approved after July 22, 1994 and/or does not
have a deed restriction that includes the language stating "if the unit is
rented, it shall be rented only to tenants who are full time employees...",
and is within the commercial job core, the formula for fee-in-lieu payment
is:
[the square footage of the exchange EHU as recorded on the deed
restriction] x [the current rate for inclusionary zoning fee-in-lieu] x 3
F. Review Process:
Town of Vail Page 5
1. Submittal Requirements: The administrator shall establish the submittal
requirements for an employee housing deed restriction exchange application. A
complete list of the submittal requirements shall be maintained by the
administrator and filed in the community development department. Certain
submittal requirements may be waived and/or modified by the administrator
and/or the reviewing body if it is demonstrated by the applicant that the
information and materials required are not relevant to the proposed exchange.
The administrator and/or the reviewing body may require the submission of
additional materials if deemed necessary to properly evaluate the application.
2. Review Procedures:
a. Administrator Review: The administrator shall review the application for
completeness and compliance with this section, and shall make a
determination of completeness and compliance with this section within
fourteen (14) days of application submittal. Should the administrator deem
that the application is incomplete or not in compliance with this section, the
administrator shall deny the application. Should the administrator deem the
application is both complete and in compliance with this section, the
administrator shall forward the application for review by the Vail local housing
authority.
b. Vail Local Housing Authority Review: The review of a proposed employee
housing deed restriction exchange application shall be held by the Vail local
housing authority at a regularly scheduled meeting. A report of the community
development department staff's findings and recommendations shall be made
at the formal hearing before the Vail local housing authority. Within twenty
(20) days of the closing of a public hearing on a proposed amendment, the
Vail local housing authority shall act on the application. The authority may
recommend approval of the application as initiated, may recommend approval
with such modifications as it deems necessary to accomplish the purposes of
this title, or may recommend denial of the application. The authority shall
transmit its recommendation, together with a report on the public hearing and
its deliberations and findings, to the town council.
c. Town Council Review: Upon receipt of the report and recommendation of the
authority, the town council shall set a date for hearing within the following
thirty (30) days. Within twenty (20) days of the closing of a public hearing on
the application, the town council shall act on the application. The town council
shall consider but shall not be bound by the recommendation of the Vail local
housing authority. The town council may approve, either in accordance with
the recommendation of the Vail local housing authority or in modified form, or
the council may deny the application.
3. Criteria and Findings:
a. Criteria: Before acting on an Employee Housing Deed Restriction Exchange
application, the Vail Local Housing Authority and Vail Town Council shall
consider the following criteria with respect to the application:
1. The proximity and accessibility of the proposed EHU(s) to the
Commercial Job Core and public transportation; and
Town of Vail Page 6
2. The size of the proposed EHU(s) in relation to the minimum
employee housing unit sizes established for Commercial Linkage
mitigation in Section 12-23-3, Vail Town Code; and
3. The effect of any homeowners association dues or maintenance
fees imposed upon the proposed EHU(s) on the affordability of the
proposed unit for an employee; and
4. The correlation between any homeowners association fees
imposed upon the proposed EHU(s) and the services and
amenities provided by the homeowners association.
5. The extent to which the exchange is consistent with 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
6. The extent to which the exchange presents a harmonious,
convenient, workable relationship among land uses consistent with
municipal development objectives; and
7. The extent to which the exchange provides for the growth of an
orderly viable community and serves the best interests of the
community as a whole.
Town Of Vail Emplovee Housinq Strateqic Plan
OBJECTIVES
F. Increase and maintain deed-restricted housing within the Town to
encourage the efficient use of resources by placing employees closer to their
place of work.
It is understood there is a reduced need for personal automobiles and reduced transit
costs when home and work are in close proximity to one another. Also, there may be
changes in workforce demographics that result in opportunities to reduce parking
associated with affordable housing in selected locations. To the extent these
opportunities can be realized, without negative impacts on the overall community, they
will be explored.
Employee Housing Units Exchange Program
The Town will conduct a review of the "dispersed housing units" that have been created
under the density bonus provisions allowed by Town Code since 1982. It is estimated
that 123 units were created under the existing program, typically ranging in size from
300 to 500 square feet. It is believed that many of these units are not being used to
house employees as anticipated by the program. Although these units are covered by
various types of deed restrictions, the requirements are not uniform and in many cases
are not meeting the objective of providing long-term dispersed employee housing. The
Town will evaluate the current program and will consider a "deed restriction exchange
program" as a part of this overall effort. The program would likely permit, at the initiation
of the landowner, the exchange of small rental units for a larger for-sale, price
appreciation capped employee housing unit. Guidelines for the program will be
developed. It is expected that these standards will address recommended size of units,
Town of Vail Page 7
location, homeowner's fees and other aspects of the program. Such a program has
been recently tried in Vail. It is believed that other dispersed employee units, not
currently in use, could be leveraged into permanently restricted units by using this
technique; it could represent an important element of this overall plan. The Units
Exchange Program is to increase the quality and the total quantity of employee housing
within the Town of Vail. Achieves Objectives B, E, F, and G.
V. SITE ANALYSIS
Address: 1460 Buffehr Creek Road
Legal Description: Crossview at Vail
Zone District: Residential Cluster (RC District),
SDD No. 29, The Valley Phase II
Land Use Designation: Medium Density Residential
Development RC Zoninq SDD No. 29/ Proposed
Standard Existin
Lot Area: 15,000 sq. ft. Tract A- 0.860 acres No change
Tract B-2- 2.418 acres
Total= 3.278 acres/
142,789 s . ft.
Setbacks:
-front 20 feet Per development plan No change
-sides/rear 15 feet
Building Height 30 feet flat Per development plan No change
33 feet slopin
Dwelling Units/Acre 6 DU/ buildable 9 DU 9 DU
acre
EHU None required 1 on-site EHU in Unit G 1 EHU- 433 sq. ft.
onsite or 866 sq. ft. off-
site
GRFA 36% of Tract A- 5,993 sq. ft. Tract A- *
buildable area Tract B-2- 13,623 sq. ft. Tract B- 15,111 sq. ft. **
Site Coverage (max) 25% of total site Per development plan No change
Landscape Area 60% of total site Per development plan No change
min
Parking Per Chapter 12-10, Per Town Code, min 2 No change***
Vail Town Code enclosed spaces
* Tract A updated GRFA will be calculated prior to ordinance drafting
**Updated to reflect GRFA calculations under current regulations
***Should the EHU be relocated off-site, existing EHU parking will be absorbed by Unit G, thus
increasing their existing parking for that unit.
Town of Vail Page 8
VI. SURROUNDING LAND USES AND ZONING
Existing Use Zoning District
North: Residential High Density Multiple Family (HDMF) District
West: Residential Residential Cluster (RC) District
East: Residential Residential Cluster (RC) District
South: Open Space Natural Area Preservation (NAP) District
VII. REVIEW CRITERIA
The following design criteria shall be used as the principal criteria in evaluating the
merits of the proposed special development district. It shall be the burden of the
applicant to demonstrate that submittal material and the proposed development plan
comply with each of the following standards, or demonstrate that one or more of them is
not applicable, or that a practical solution consistent with the public interest has been
achieved:
1. Compatibility: Design compatibility and sensitivity to the immediate
environment, neighborhood and adjacent properties relative to architectural
design, scale, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
Staff finds that the proposed major amendment to incorporate an existing EHU into
the adjacent dwelling unit does not affect design compatibility and sensitivity to the
immediate environment, neighborhood and adjacent properties relative to
architectural design, scale, bulk, building height, buffer zones, identity, character,
visual integrity and orientation, as none of these components change.
2. Relationship: Uses, activity and density which provide a compatible, efficient
and workable relationship with surrounding uses and activity.
Staff finds the removal of an on-site employee housing unit will reduce density and
will improve the workable relationship with surrounding uses and activity. The
purpose of the on-site employee housing unit was to provide more employee
housing, but also potentially house someone who would manage the facilities on-
site. Since the employee housing unit is not utilized by someone working on-site,
the use may be better suited at a location near transportation and job cores.
3. Parking And Loading: Compliance with parking and loading requirements as
outlined in chapter 10 of this title.
Staff finds the removal of the employee housing unit will improve compliance with
parking and loading requirements as outlined in Chapter 12-10, Vail Town Code.
Unit G is already in compliance with parking requirements, as they have 2 enclosed
spaces plus at least 2 additional spaces outside the garage. The employee housing
unit has one space outside the unit, but today would be required to have at least two
Town of Vail Page 9
spaces. The one parking space outside will be absorbed by Unit G and will
eliminate a non-compliant unit with regard to parking.
4. Comprehensive Plan: Conformity with applicable elements of the Vail
comprehensive plan, town policies and urban design plans.
Staff finds the application complies with Objective F of the Town of Vail Employee
Housing Strategic Plan, which calls for "placing employees closer to their place of
work." The removal of the on-site employee housing unit and relocation to
somewhere closer to public transportation and/or the job core will improve the
employee experience and will provide for a more usable employee housing unit.
Further, the Town of Vail Employee Housing Strategic Plan calls for an exchange
program, which was created as a result of the plan. This exchange program is being
proposed to be utilized in order to replace an underperForming EHU with a
perForming EHU.
5. Natural And/ Or Geologic Hazard: Identification and mitigation of natural
and/or geologic hazards that affect the property on which the special
development district is proposed.
Staff finds that this criteria is not applicable to this application. The EHU in question
is not located in a hazard area.
6. Design Features: Site plan, building design and location and open space
provisions designed to produce a functional development responsive and
sensitive to natural features, vegetation and overall aesthetic quality of the
community.
Staff finds that because the structure and site plan are not changing at all, this
criteria is not applicable.
7. Traffic: A circulation system designed for both vehicles and pedestrians
addressing on and off site traffic circulation.
Staff finds that the removal of one unit on site will reduce congestion on and off site.
This is the result of fewer vehicles likely traveling to this location, one less unit
accessed off the shared drive, and less pedestrians walking down the street to reach
public transportation.
8. Landscaping: Functional and aesthetic landscaping and open space in order
to optimize and preserve natural features, recreation, views and function.
Staff finds that because the structure, site and landscaping plan are not changing at
all, this criteria is not applicable.
Town of Vail Page 10
9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
Staff finds that because the structure is not changing, and the SDD is built out, this
criteria is not applicable.
VIII. RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission forwards a recommendation of approval, with conditions,
to the Vail Town Council for the proposed major amendment to Special Development
District No. 29, The Valley Phase II.
Staff's recommendation is based upon a review of the criteria and findings as outlined in
this memorandum and from the evidence and testimony presented.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval with conditions of this major amendment to a special
development district, the Community Development Department recommends the
Commission pass the following motion:
"The Planning and Environmental Commission forwards a
recommendation of approval with conditions of the request for a proposed
major amendment to Special Development District No. 29, The Valley
Phase 11, pursuant to Section 12-9A-10, Amendment Procedures, Vail
Town Code, to allow for the exchange of the on-site employee housing
unit (EHU) requirement in accordance with the provisions of Section 12-
13-5, Employee Housing Unit Deed Restriction Exchange Program, Vail
Town Code, located at 1460 Buffehr Creek Road, Unit G/ Lot G,
Crossview at Vail, and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to forward a
recommendation of approval of this major amendment to a special development district,
the Community Development Department recommends the Commission apply the
following condition:
"The approval of a major amendment to SDD No. 29 is contingent upon the
approval of an employee housing unit transfer in accordance with the provisions
of Section 12-13-5, Employee Housing Unit Deed Restriction Exchange Program,
Vail Town Code."
Should the Planning and Environmental Commission choose to forward a
recommendation of approval with condition(s) of this major amendment to a special
development district, the Community Development Department recommends the
Commission make the following findings:
Town of Vail Page 11
"Based upon the review of the criteria outlined in Section Vlll of the
September 26, 2011 staff inemorandum and the evidence and testimony
presented, the Planning and Environmental Commission finds:
"1. The proposal to amend Special Development District No. 29,
The Valley Phase ll, complies with the nine design criteria
outlined in Section 12-9A-8 of the Vail Town Code; and,
2. The applicant has demonstrated to the satisfaction of the
Commission, based upon the testimony and evidence presented
during the public hearing, that any adverse effects of the
requested deviations from the development standards of the
underlying zoning are outweighed by the public benefits
provided; and,
3. The request is consistent with the development goals and
objectives of the Town of Vail Comprehensive Master Plan."
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's Request
C. Ordinance No. 17, Series of 1993
D. Ordinance No. 6, Series of 1997
E. Draft Ordinance No. 19, Series of 2011
Town of Vail Page 12
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Department of Community Development
75 South Frontage Road
Vail, CO 81657
August 9, 2011
RE: CRAIG COHN/SHARON PUCZYNSKI—Application for a Major Amendment to SDD No.29—No
Exterior Modifications: Crossview at Vail, 1460 Buffehr Creek Road, Unit G, Vail, Colorado 81657
To Whom It May Concern,
As owners of 1460 Buffehr Creek Road —Unit G, we submit the following application for a Major
Amendment to an SDD, no exterior modifications.
Our 2272 SF residence contains a 433 SF Employee Housing Unit (EHU), which was required per
the Special Development District (SDD) No. 29,The Valley Phase II. We are proposing to
relocate this EHU to an alternate property in Vail, per the newly modified EHU Exchange
Program. Prior to applying for the EHU exchange, we must first receive approval on our
proposed Major Amendment to an SDD, no exterior modifications.
Our proposed Major Amendment (no exterior modifications)to SDD No. 29, The Valley Phase II,
is to update the GRFA table of Ordinance No. 6, Series of 1997 to reflect the existing GRFA for
Crossview at Vail as depicted in the table below* as well as delete the provision for the
inclusion of the EHU in Unit G located in Section 4 No. 11.
The allowable GRFA for SDD No. 29,The Valley Phase II, Lower Development Area, which
includes Unit G is limited to 13,623 SF.
The following GRFA analysis was calculated and confirmed by Warren Campbell, Senior Planner
lune 4, 2005 and is located in the Community Development serving as official record.
*Existin�GRFA for Crossview at Vail (7 UNITS)
Unit A 2082 SF
Unit B 2115 SF
Unit C 2051 SF
Unit D 2100 SF
Unit E 1937 SF
Unit F 2409 SF
Unit G 2417 SF (INCLUDES 433 SF EHU)
TOTAL 15,111 SF
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