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HomeMy WebLinkAbout101308 PEC MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: October 13, 2008 SUBJECT: A request for a final recommendation to the Vail Town Council on a major amendment to Special Development District No. 6, Vail Village Inn, pursuant to Article 12-9A, Special Development District, Vail Town Code, to allow for the conversion of an existing office and retail space to residential for an addition to an existing dwelling unit, located at 68 Meadow Drive/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. (PEC080049) Applicant: Colondo Company, represented by Sherman & Howard, LLC Planner: Nicole Peterson I. SUMMARY The Applicant, Colondo Company, represented by Sherman & Howard, LLC, has requested final review by the Planning and Environmental Commission for a major amendment to Special Development District (SDD) No. 6, Vail Village Inn, Phase III, to allow for the conversion of an existing office and retail space to residential for an addition to an existing dwelling unit, located at 68 Meadow Drive. 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 denial of the major amendment to SDD No. 6, Village Inn Plaza. II. DESCRIPTION OF THE REQUEST Since the September 22, 2008 hearing, the applicant submitted new proposed plans that decrease the conversion area from 1,483 sq. ft. to 1,237 sq. ft. This major amendment request includes the conversion of existing office and retail space to residential for an approximate 1,237 gross residential square foot addition to existing residential unit #110. The proposed addition is immediately below the existing unit #110 (Plan sheet A2.2 - Level 95.0') and includes a new exterior entrance off the pedestrian plaza on the north side of the building, mudroom, staircase, media room, two bedrooms and three bathrooms. The proposal also includes the interior reconfiguration of the existing unit #110 level 105.0' and minor exterior alterations. The proposal does not include any additions outside the exterior walls of the existing building. 1 The addition area is currently occupied by three lessees: 1) Digits Nail Boutique (108 net square feet of retail) 2) Portion of Robinson, Mitchell &Associates (115 net square feet of office) 3) Portion of To Catch a Cook(976 net square feet of retaii) 4) Miscellaneous - Interior walls to be removed (38 net square feet) The definition of a `Major Amendment' to a Special Development District, in the Vail Town Code, includes any proposal to change uses and/or add GRFA. Therefore, a major amendment to SDD No. 6, Village Inn Plaza, Phase III, is required, pursuant to Section 12-9A-2, Vail Town Code for the conversion of office and retail uses to residential and the addition of 1,237 square feet of GRFA to SDD No. 6. III. BACKGROUND Special Development District (SDD) No. 6, Vail Village Inn, was adopted by Ordinance No. 7, Series of 1976. SDD No. 6 is comprised of 3.45 acres and consists of five phases of development, illustrated below: SDD No. 6 �Vail Village Inn� Phases ? s F 3 � ��� � � � �:�'. t��� _i 3 P'�': .x , �-:t'. r. �` � � . �' ' . C � i� . + � . '-y... J fv��•I _� ... , �� ' , y�c. � t �y •f �� �� "��P�'w� '�' ^ : - • _ �, �� � . . ���� • . %��� '." R. r' � .,y{�I Y. � K. . . ' :• z � � �a ! 'F', ".,.. a ����-' ,� 4.q � .. .. �•�b �{�..f�y , ���J � . y, ,��r5,, `� � ���� ....1 'A~t` _�.�,• � � �* ''" �•E�"�t-F �'�'� �p�" J �j}�� � {. �:*y �. �'4.�� /'� ��j.� �`l.. r , '�ai!. ,} T. , . .�* ' .. k V � . .. . -< �r�.jl� �'� . _ ' � '� �� �,.�._.. r- � . ,.._ k� �F r � '�' � ��,��� _ �M1 - v: .�A�•�_ _ .9"- � L. ��i �� � � . � . . .. . ��� �� �•�2�� S�' ..� _�'�, ��:.�,�—.�.e . � R . ' f � � - �y .� � �=� ` ,, , , � ..� _, .�� ��� Phase IV �� 1' = PI asle jll�� �� �.�. � ��'� '�` . ��' - ° Y_ � ��. � * _ - `�9�,. � � � '� �.. � � j'� ti� ,,,,�. � � �� � � �""�� "'�'m � �� �s'�. ',� y f• • � . _. �� s � 4 ' : ..� a ' y ,r � � s�' ` � '�' - . ,., z„ 4. 1 �{ ' Y3 �, � l.> -.r r �. � Ph ises I 8 II F�'��. � � �' w" �' � � � ,: � s� �� , � *t- ''�`'�� � _ �, ���. ' -, .�P�-�.- pn;,�e v �.� - J '.±E , (� � � ,�R .�� - �..�� _ �! _ �t ,���,'Y` � . � � �l ' •- s � � j�' '�L4 a�.., ^ � - ` e� ,��,� ,..—.�^ -_.. P. r . �^ '+° • AI J`--'� a2 � ' `�° „`�--• , s.�;� � ,, -� �� � � ,, � ,. . � . P .. CF,"�'�'•. �°"� . �. �{ `�`����?Y�'- rs' ���J - � � .� �� .� . ,� � -°� �_' - '�_ �,.,.�� r . � �.v. ,�� � ��� �, � :,�� � j'��� ` �� . , _ , ,,� , ' �, �;� r� . - ��. ,l � �`� � + 4 ti �'.i"' _ `�g. , �} 9 R .� �� „ �y: . : � . . �: �; ;� � ... �.. i �� # , , �� M- i . � � � . , • i , � : !�� ` � � �'`�.?� ^+. �; t�� t 'F � 124 `�.� .� � Y GORE CREEfi �' 9 � LastModified: Octo6er7,20� n'.��"'�.,."��`��•� nrx.,�r..a.e..�,u.��., .���,u�.i,v��a�i�,a���i�i,�.i�,�e�� ��'' y'�:Yxrc�Ixui�.4bQlllx��nll�a�4m�liiuk� ,*i7y_�..L% 2 The following is a summary of the previously approved ordinances and amendments within SDD No. 6: o Ordinance No. 7, Series of 1976 adopted SDD No. 6, Vail Village Inn. o Ordinance No. 1, Series of 1985 (March, 1985) granted 120,600 square feet of GRFA to SDD No. 6. This ordinance also required a minimum of 175 accommodation units (AUs) and 72,400 square feet of GRFA, devoted entirely to AUs in Phase IV. o Ordinance No. 14, Series of 1987 (May, 1987), amended Phase IV of SDD No. 6. The amendment allowed Phase IV to be broken into two distinct and separate phases, which were called Phase IV and Phase V. This ordinance also set the maximum GRFA far the SDD at 120,600 square feet. Further, the ordinance required a minimum of 14 AUs and 67,367 square feet of GRFA devoted to AUs in Phases IV and V. o Ordinance No. 24, Series of 1989 (November, 1989) amended the density section of SDD No. 6. This ordinance modified the SDD by increasing the allowable GRFA to a total of 124,527 square feet. This allowed Unit No. 30 (oriqinallv Good's retail) in the Vail Villaqe Plaza Condominiums to be converted from commercial to residential use. The space consists of 3,927 square feet of GRFA. This ordinance also maintained the approval for a minimum of 148 AUs and 67,367 square feet of GRFA, devoted to AUs, in Phases IV and V of SDD No. 6. (Note: Staff recommended approval with 2 conditions: 1) to decrease the proposed square footage from 5,714 sf to 3,927 sf, which was the size of the one existing residential unit in the building and 2) that the unit be use restricted accordinq to Old Code Section 17.26.075, which states, `condominium units created shall remain in the short term rental market to be used as temporary accommodations available to the qeneral public.' PEC recommended denial for the purpose of maintaininq retail in the Villaqe core. Council overturned PEC and approved with Staff conditions 7-0) o Ordinances No. 1 and No. 4, Series of 2000, a major amendment to Special Development District No. 6 was approved to allow for construction of the Vail Plaza Hotel. o Ordinance No. 15, Series of 2001 adopted a revised Approved Development Plan for Phase I, which brought the total allowable GRFA for the entire SDD No. 6 to 182,325 square feet. o Ordinance No. 21, Series of 2001 adopted a revised Approved Development Plan for Phase IV (i.e. Vail Plaza Hotel), and did not specify, in the form of a revised Approved Development Plan, the total allowable GRFA for the entirety of SDD No. 6. o Ordinance No. 32, Series of 2003, adopted a maior amendment to SDD No. 6, allowinq for the conversion of 2,132 square feet of restaurant area to 3 create a new dwelling unit above the Alpenrose Restaurant, which increased the amount of allowable GRFA for SDD No. 6 to 184,708 sq. ft. o Ordinance No. 6, Series of 2005, adopted a maior amendment to SDD No. 6, Phase I, to allow the conversion of 1,158 square feet of retail space (Phoenix Risinq and Steven Reeves Art Gallerv) to residential which increased the amount of allowable GRFA for SDD No. 6 to 186,561. Commercial to Residential Conversions in SDD #6 Comparison Table: The following table includes ali amendments within SDD #6 that included the conversion of commercial and/or office space into residential. Reference Ordinance Converted Linear Resulting Resulting Name Commercial Feet on Total Retail Total Square Pedestrian for SDD #6 Allowed Footage Plaza GRFA for SDD#6 Original SDD No. 7, Series Na Na Unknown 100,000 No. 6 Approval of 1976 1989 No. 24, 3,927 (Primarily Unknown Unknown 124,527 Conversion Series of 2"d and 3�d (Good's Retail 1989 floor*) -old Plaza Building) 2003 No. 32, 2,132 (700 sf Estimated 44,724 184,708 Conversion Series of on pedestrian 70 feet (Alpenrose) 2003 level) 2005 No. 6, Series 1,158 (107 sf 18 feet 43,566 186,561 Conversion of 2005 on pedestrian (Phoenix level) Risin 2008 No. 1,237 (All on 12 feet 42,329 187,798 Proposed Series of pedestrian (north) + Conversion 2008 level) 36 feet (east) =48 feet * The September 26, 1989 Staff memorandum states that the conversion was on the 1St 2"a and 3�d floors and primarily on the 2nd and 3rd floors. Neither the memorandum, nor the floor plans specified square footages. The building has since been redeveloped, therefore Staff could not visit the site to measure the area. IV. ROLES OF THE REVIEWING BOARDS Order of Review: Generally, applications will be reviewed first by the PEC for impacts of use/development, then by the DRB for compliance of proposed buildings and site planning, and final approval by the Town Council. Planning and Environmental Commission (PEC): The PEC shall review the proposal for general compliance with the criteria set forth in Section 12-9A-8: Design Criteria and Necessary Findings, Vail Town Code. 4 Desiqn Review Board: The Design Review Board has no review authority over a Major or Minor Amendment to a Special Development District (SDD), but must review any accompanying Design Review Board application. Town Council: Upon receipt of the report and recommendation of the Planning and Environmental Commission, the Town Council shall set a date for hearing within the following thirty (30) days. Within twenty (20) days of the closing of a pubiic hearing on a proposed SDD, the Town Council shall act on the petition or proposal. The Town Council shall consider but shall not be bound by the recommendation of the Planning and Environmental commission. The Town Council may cause an ordinance to be introduced to create or amend a special deve�opment district. V. APPLICABLE PLANNING DOCUMENTS Vail Town Code 12-9A: Special Development (SDD) District 12-9A-1: PURPOSE: The purpose of the special development district is to encourage flexibility and creativity in the development of land in order to promofe its most appropriate use; to improve fhe design character and quality of fhe new development with the town; to facilitate the adequate and economical provision of streets and utilities; to preserve fhe nafural and scenic features of open space areas; and to further the overall goals of the community as stated in the Vail comprehensive plan 12-9A-2: DEFINITIONS (in part) Maior Amendment: 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 districf (other than `minor amendmenfs'as defined in this section). 12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS: Please see secfion Vll of this memo which states and discusses Section 12-9A-8. 12-7A: PUBLIC ACCOMODATION (PA) DISTRICT 12-7A-1: PURPOSE: The public accommodation districf is intended to provide sites for lodges and residential accommodations for visifors, together with such public and semipublic facilities and limited professional offices, medical facilities, private recreation, commercial/retail and related visitor oriented uses as mav appropriafely be located within the same zone district and compatible with adjacenf land uses. The public accommodation disfrict is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing 5 appropriate site development standards. Additional nonresidential uses are permitted as conditional uses which enhance the nature of Vail as a vacafion community, and where permitted uses are intended fo funcfion compafibly with the high density lodging character of the zone disfrict. Town of Vail Land Use Plan Chapter I- Infroduction - 1. Purpose of Project (in part): This document is intended to serve as a basis from which future decisions may be made regarding land use within the Valley. The primary focus of the Land Use Plan has been to address the long-term needs and desires of the Town as it matures. Chapter ll-Land Use Plan Goals and Policies: Staff has inciuded the relevant Goals and Policies of the Land Use Plan in Section VII, Criteria D, of this memorandum. Vail Village Master Plan Staff has included the relevant Objectives and Policies of the Vail Village Master Plan in Section VII, Criteria D, of this memorandum. The subject property is within Vail Village Master Plan `Mixed Use Sub-Area #1,' shown below. MIXED USE SUB-AREA (#1) � fi �� • � � .� ,,. — -- - tr yl �1: 1 � _ .� �'��� ' ` �I �� ..� . .�,.,.�' . .. 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'�3—�� R� . i � � ... _ -r u / Lua � a � f �CPE{K84 I �'� » � �� _� -� / �� . .... .. -� , �� __ ' �7 �-1 _ ,,,i� _ m� ,�—� =t'�, �, , e ', � ' � �,i _ , `� � �, � ,_ ': `a �,�, ' �s,� ��� � ,� � ���M:�/��� � C� J�r� _ ` � '�,3��� PaRK fc� 1�S��7�` 2�:��,' � �.j ��• 4G • F�o � .. ^ ' �_�"��,f a���``a�H. `� ; _ U' // ��90�'N4N�L� r � -� -1""�� CRE[ � -� 1 �� iRe�enn y� 7'"�; /' � 1 : � ��� i,� "�– � jK ,1`-am�unx�e�oa�y��ruu.` �✓ f – OF vRIL \� ✓/J� �� �': �j� � \a�E House c�!�r �*� �.._1 ,, �.. . ���r^ •, c �K kh . � � � �J�7 eoELMElea = � I ? � �� �� � 4 1� ^ � Y— \� � }`LhZtER � -�r"""-'-�a=.o 'i' , • �� � �. � -/� � i. . �t . `' f ���l e�oe°E� ° n' ���'��` � �aAe i `�` µ� �a[y � ��� �V�• �� r(�lOOtlr�E ` / ' , � f,J `� �;\\\ �J��� /I����'"! )� �.. •�G,`�L ,1 . `'`ti ' �r) � ! \ CN1PEl'yN:... �A�,Ef. tv, �� /'�.�.i!'�lPif�P�.P� " �. M '`I�' � f +� � / • / �� �:::'•••••• ' i0�AS VhIL � ' c � � ' '� -� �� I � ! �] �. � ���__ _�� �r i�J� 1 1 G. ( ..r� I, �`. ` �'_ �� :_ � L y � - '�U l�"� r'' J ... ni r {F ` .rj � ,.�� �� . , . { ���.,1 S�;S/.,"N�•.: . .. � wnap!�� F:'�`�!' T 1 ?�Y . , The Mixed-Use sub-area is a prominent activity center for Vail Village. It is distinguished from the Village core by the larger scale buildings and by the limited auto traffic along East Meadow Drive. Comprised of five major development projects, 6 this sub-area is characterized by a mixture of residential/lodging and commercial activity. There is a great deal of potential for improvements to bofh public and private facilities in the area. Among these is the opportunity to develop gateway entries to the Village at the 4-way stop and af the intersection of Vail Road and Meadow Drive. It is also a long ferm goal to sfrengthen the connection befween this area and the Village core area by reinforcing the established pedestrian linkages. Pedestrianization in this area mav; benefif from the development of retail infill wifh associated pedestrian improvements along Easf Meadow Drive and the development of public access fo Gore Creek. A significant increase in the Village's overnight bed base will occur in this sub-area with the development of the final, phase of the Vail village Inn project. In addition, commercial and residential/lodging development potential is identified in sub-area concepts 3, 4, 6 and 8. The completion of these projects will essentially/eave the sub-area "built out". #1-1 Vail Villape Inn (Map ripht) Final phase of Vail Village Inn project to be � rfi�' �f ` completed as established by development plan .�� 3 _ ' . ���. �- -^ for SDD #6. Commercial development at pround, �r�� �``� level to frame interior plaza with greenspace. '},, , . ti�i�ti�'� �°�+°� Mass of buildin s shall "ste u " from existin �`+ �� -11� � �r�?„;��-u- 9 p P g edestrian�scale alon Meadow Drive to 4-5 ��; �:����f 4 i } , t � ��� • � p 9' � �.�.�� � ��.�;,� = stories along the Frontage Road. Design must be , i��. - sensitive fo maintaining view corridor from 4-way - � =_ -�� stop to Vail Mountain. � r{ ��� ` ; ��r��_ .; � ,�,1 .. �.�Ljf � 1 a`1y � �VILLA�3E 1Ni PLAZA \ �iLtPAr . ...,4 ;,,.�� a.•� NlBE � �{. �'}— �..� �- �)� ; ~— _ ��ir__—��.�-': �`{.. :: " ��7 i` — !� `�t::. • #1-6 Crossroads Infill(Map right) Commercial infill over new underground parking � ���.�:� lot in conjunction with a large public plaza with ��-��f `� greenspace area (existing and new parking ; �� ,�„� ,._. � .�1 _-, ,� � ,f,,..-- - r-L;--1, - e demand to be provided on site). While ��:�, ,�-- �, ? configurafion of infill may be done a number of -�L� '� . —' -- � � I 'e _� ways, it is the overall infenfion to replace existing � �' =� �A���g� ���p I ; surface parking with pedestrian corridors into a � '� � �� ��j��j ��j � commercial area, as well as fo rovide a sfron ��' ='� � -� �'t', �� � p 9' �`��i1 +RN[N. building edge on Meadow Drive and streetscape °;� �", � �� im rovements. Im rovement of the lanted buffer �`' $�E � c= ,�;�F� p p p ��_�`� 4� :a .. �:r; adjacent to fhe Frontage Road is a/so important. 1 �� ,'-'�-�- -� ,�'� ;.-- Relocation of loading and delivery functions and �y ME ��W "`�� � � ^� �.��� , � � entry to parking structure from Frontage Road is � ! ��;; ,, i���� �`.J-;.� , strongly encouraged to reduce traffic on Meadow _�J�4�9M1N �4����p` f,,ti��� ����,; Drive. Potential to improve fire access a/so exisfs in the redevelopment scheme. 7 VI. ZONING AND LAND USE Zoning: Special Development District No. 6 and Public Accommodation (PA) District Land Use Plan Designation: Village Master Plan Lot size: 3.45 acres or 150,282 square feet Development Standard Allowed Existinq Proposed GRFA: Per Staff Memo* 186,561 sf 187,798 sf (+1,237 sf) Retail Area: Per Staff Memo* 43,566 sf 42,329 sf (-1,237 sf) Setbacks for Building No 2, Phase III (subject site): North: Per Dev. Plan** 20' to bldg. No Change South: Per Dev. Plan** 24' to prop. line No Change East: Per Dev. Plan** 16' to prop. line No Change West: Per Dev. Plan** 0' to prop. line No Change Building Height for Building No 2, Phase III (subject site): Per Dev. Plan** —35.5' No Change Parking: Per Staff Memo* 291 spaces No Physical Change *Note: The number of required parking spaces in the Vail Village Core Parking Area, for a dwelling is 1.4 spaces, for office is 2.7 per 1,000 (115 sf decrease - .31 spaces) and for retail is 2.3 per 1,000 sf (1,084 sf decrease — 2.5 spaces). Therefore, the parking requirement would decrease by 2.81 spaces, with the loss of 1,237 sf of commercial. One existing, underground parking space is proposed to be deeded to residential unit #110 if the proposal is approved. Site Coverage: Per Staff Memo* 92,036 sf(61%) No Change Landscape Area: Per Staff Memo* 36,433 sf(30%) No Change Employee Housing: The proposed addition triggers an employee housing mitigation requirement under Section 12- 24, Vail Town Code (Calculation in Attachment C). � The allowed standards are the existing conditions, stated under`Existing' in the table, taken from PEC Staff Memorandum regarding the last amendment to SDD#6, dated January 24, 2005. *�The allowed standards are the existing conditions, stated under'Existing' in the table, taken from the approved development plans dated 4-4-80, revised 2-2-81, drafted by Santangelo-Dahman Architects. 8 VII. REVIEW CRITERIA AND FINDINGS Section 12-9A-8, below, outlines the design criteria for Special Development Districts. Staff has responded to each of the criteria as they relate to the proposed conversion of existing office and retail space to residential for an addition to an existing dwelling unit. 12-9A-8: DESIGN CRITERIA: The following design criteria shall be used as the principal criferia in evaluating the merits of fhe proposed special development district. It shall be the burden of the applicant to demonsfrate that submittal maferial 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 interesf has been achieved: A. Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relafive to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. Staff believes the proposed exterior alterations, including new windows and a door are compatible with the existing building architecture. There are no exterior building additions proposed. B. Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. Staff believes the proposed use change of the existing commercial service (Digits Nail Boutique), office (Robinson, Mitchell & Associates) and retail (To Catch a Cook) on the pedestrian level of the building is inconsistent with the surrounding uses and activity. The proposed addition will privatize the pedestrian-level fa�ade and create an un-welcoming, in-active, dark plaza frontage that will hinder the existing, adjacent retail (Tezla Lingerie) and showroom (Claggett-Rey Gallery) activity in the pedestrian plaza. The subject site is within the Public Accommodation Zoning District, which purpose states: permitted uses are intended to function compatibly with the high density lodging character of the zone district. Staff believes the conversion of existing commercial space within Vail Village's core, to residential, would be in conflict with the intent of the Public Accommodation District, in that a private residence, on the pedestrian level, does not service guests or function compatibly with the public use of the pedestrian plaza. The adjacent property, directly to the east, Solaris, is currently under construction. The proposed plans include a pedestrian tunnel that will link the Vail Village Inn pedestrian plaza (subject property) with the proposed Solaris plaza and shops. The tunnel, when complete, will provide a pedestrian connection that increases circulation and vibrancy through the retail corridor. The pedestrian connection in the subject property retail area is highlighted as part of the Village pedestrian network, illustrated in the Vail 9 Village Master Plan - `Parking and Circulation Plan' (below). ,_ , � �,� �:. _ __ - � _�__ � -, ��-� �,. - - --- � �- - r- , . _ ; , = - � - - - - - �� -� - � - � � �. _ � � � -- - = --� ,-- _ . - _ - __ - —_ - - _,-_ - - - _._ _ , _ � ,- -- - - _ „; - �`,Si. - � _ . . . -,� _ ___ _ _ _-_-., ___ " - _ . _ . ., . _-.- _ . - _ r.-� .. . ____ -- . . __. ._- -,=.s_--'. 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' , ; _: ' �...r ` � �—i!�., 1� � \ \_/ � ` _-, �" . " _ - �� _...._1 ;. :�C} 5 i � �_ � / ) _ ; �, �i - - - �� .i � ...".� '�� `�%i' � � - � - . _ , �. ,�,�.. _ __ _ . J' , . .- � ; _ � � � ��i/� , � � �-:i,°�' __. - ,. - _� -� �.` ll. '.�� -s / i'. � �� �..fi ` _ C - � � ,„_� �/ � - �'l � - — PARKING AND - � � � ' , ; � = �� ; � � �. � CIRCULATION � � � \ \ \ �; � �•.� PLAN _ _� � _ �,::.,��'' �a���������.fi.. LEGEND ��yt-'��� ' ___ a ----carvrAau veH�CUUanccESS Ewnt� aueu vn�RN�Nc EO 9 G C � � •• � � . . ' EOESiPlxsmee.a.•on��..._�,.:�rn...,.r: .—_._�SROUTE • •SiV�YAFEa � �,r'..�. .�eeem . 2 ......sv.�x,n.m..r.c...os.��.,,...�, '�iPAntCCOMPaGnTE •�• ...'.... � 3 .�x.�...:.,,..E:.....:...,,,�.o., �.� �_ 4 5 .1.. . .mw.a.>�n �--oEHCU�LPf+oqCCEaSZOrvE ^�— . I Staff has attached citizen and business owner letters and emails (Attachment E). Please note, that the letter from Mr. Robinson of Robinson, Mitchell & Associates LLC, states that he is in support if he can continue his office operations in the same building. An office use is a Conditional Use in the Public Accommodation District, and with the proposed change in office size, Staff would require a Conditional Use Permit (CUP) application to re-evaluate the CUP criteria related to the proposed changes. C. Compliance with parking and /oading requirements as outlined in Chapter 12-10 of the Vail Town Code. The proposed conversion of 1,237 square feet of commercial to residential would reduce the parking requirement within SDD No. 6, by 2.81 spaces as calculated in Section VI, Zoning, above. The proposal includes plans to deed 1 additional parking space to unit #110, bringing the total to 3 spaces. The provisions of SDD No. 6 (Ordinance No. 16, Series of 2004) state the following with regard to loading and delivery: Section 5.9. "That the Developer provides a centralized loading/delivery facility for the use of all owners and tenanfs within Special 10 Development District No. 6. Access or use of the facility shall not be unduly restricted for Special Development District No. 6. The loading/delivery facility, including docks, berths, freight elevators, service corridors, etc., may be made available for public and/or private loading/delivery programs, sanctioned by the Town of Vail, to mifigate loading/delivery impacts upon the Vail Village loading/delivery sysfem.' It shall be noted that any proposal in Phase III, if approved, would require a link to the loading /delivery system mentioned in the above provision. Specifically, a condition of approval shall require a new loading and delivery garage door on the west end of the existing underground parking garage (Under Building No. 1 in Phase III) that aligns with the Plaza's existing loading and delivery garage door at the east end of the underground parking garage, accessed off the South Frontage Road. The garage door addition will provide loading and delivery services to Phase III and would be a condition of approval for any proposal in Phase III. Since this application was submitted, a building permit was submitted to comply with the above mentioned loading requirement, and is currently being reviewed. D. Conformity with the applicable elements of the Vail Comprehensive Plan. Staff believes the proposal, to convert existing office and retail space, fronting on a major pedestrian way in Vail Village, to residential for an addition to an existing dwelling unit is in conflict with the following sections of the Town of Vail Land Use Plan and Vaii Village Master Plan. Vail Land Use Plan Chapfer ll— Land Use Plan Goa/s and Policies (in part): The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings held throughout fhe project. These goa/ statements should be used in the evaluation of any development proposal. 1. General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and fhe permanent resident. 3. Commercial 3.4 Commercial growth should be concentrated in exisfing commercial areas to accommodate both local and visitor needs. Staff believes this goal to concentrate commercial growth in existing commercial areas supports a desire to also keep existing commercial space within existing commercial areas. 11 4. Village Core/Lionshead 4.1 Future commercial development should continue to occur primarily in exisfing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to facilitate access and delivery. 4.2 Increased densify in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village Master Plan. Vail Village Master Plan 2.4 Obiective: Encourage the development of a variety of new commercial activity where compatible with existing land uses. 2.4.1 Policv; Commercial infill development consistent with established horizontal zoning regulations shall be encouraged to provide activity generafors, accessible greenspaces, public plazas, and streetscape improvements to the pedestrian network throughout the Village. 3.1 Objecfive: Physically improve fhe existing pedestrian ways by landscaping and other improvemenfs. 3.1.1 Policv; Private development projecfs shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian ways 3.3 Oblective: Encourage a wide variety of activities, events., and street life along pedestrian ways and plazas. 4.1 Obiective: Recognize the different roles of each fype of open space in forming the overall fabric of the Village. 4,1.2 Policv; The development of new public plazas, and improvements to existing plazas (public art, streetscape feafures, seating areas, etc.) shall be strongly encouraged to reinforce their roles as attractive people p/aces. E. Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. According to the Official Town of Vail Geologic Hazard Maps, the proposed additions are not located in any geologically sensitive areas or within the 100-year floodplain of Gore Creek or its tributaries. 12 F. 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. The proposed addition does not disturb any natural features or vegetation. G. A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. The proposed conversion of existing office and retail space to residential for an addition to an existing dwelling unit on the existing pedestrian plaza level will be detrimental to the pedestrian/ visitor experience by limiting the activity and vibrancy on the pedestrian circulation corridor. As mentioned in Criteria B, above, the subject property pedestrian plaza is part of the Village Pedestrian Network, designated in the Vail Village Master Plan — `Parking and Circulation Plan.' It shall be noted that any proposed changes to Building No. 2 of Phase III (subject property), if approved, shall require the improvement of the pedestrian walkway, pursuant to policies in the Vail Village Master Plan, on the east side of Building No. 2, connecting the north pedestrian plaza with the East Meadow Drive walkway. Improvements shall include, but not be limited to, resurFacing, landscaping and ADA (American's with Disability Act) compliance. H. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and functions. No changes to landscaping are proposed through this request. However, if approved, Staff would recommend a condition of approval be added to improve the landscaping on the east side of Building No. 2 along the pedestrian walkway. I. Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. The addition is not proposed in phases. VIII. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission forwards a recommendation of denial for a major amendment to Special Development District No. 6, Village Inn Ptaza, pursuant to Article 12-9A, Special Development District, Vail Town Code, to the Vail Town Council. Staff's recommendation is based upon the review of the criteria found in Section VII of this memorandum and the evidence and testimony presented. 13 Should the Planning and Environmental Commission choose to forward a recommendation of denial to the Vail Town Council of this proposed amendment to a Special Development District, the Department of Community Development recommends the Commission pass the foilowing motion: "The Planning and Environmental Commission recommends denial of a major amendment to Special Development District No. 6, Village Inn Plaza, pursuant to Article 12-9A, Special Development Districf, Vail Town Code, to allow for the conversion of an exisfing office and retail space to residential for an addition to an existing dwelling unit, located af 68 Meadow Drive (Village Inn Plaza)/Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard therefo." Should the Planning and Environmental Commission choose to forward a recommendation of denial to the Vail Town Council of this proposed amendment to a Special Development District, the Department of Community Development recommends recommends the Commission makes the following findings: "The Planning and Environmental Commission finds: 1. That the amendment is in-consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is in-compatible with the development objectives of the Town, based upon the review outlined in Section Vll of fhe Staff's September 22, 2008, memorandum to the Planning and Environmenfal Commission; and 2. That fhe amendment does not further the general and specific purposes of the Zoning Regulations, based upon the review ouflined in Section Vll of the Staff's September 22, 2008, memorandum to the Planning and Environmental Commission; and 3. That the amendment does not promote the health, safety, morals, and general welfare of the Town, and does not promote the coordinated and harmonious development of the Town in a manner fhaf conserves and enhances its nafural environment and ifs established character as a resort and residential community of the highest quality, based upon the review outlined in Section Vll of the Staff's September 22, 2008, memorandum to the Planning and Environmental Commission. IX. ATTACHMENTS A. Vicinity Map B. Proposed Architectural Plans C. Inclusionary Zoning (Employee Housing) Requirement D. Applicant letter E. Citizen letters and emails 14 Attachment A: Vicinity Map ,. �, � -,. ;� w.. - _ - . : '�, -4 � �� � � � .� ��fi� � t� y". � �fi ". ��R ir �` �'- ....� :��`` , - � � ;� � �:., s���. ,� '� � � . .�: � '�� �'�e �: � .� � +1�"� e°� � � � _ R� � w� P,,t � � � �� �rt � °..1 :�4 y .�_ ir � .�p..�- n_ S w �'^ c } ye�' 'k '�':� ;' � � �. ' 'r�`a. •=� r P . � �� .��'��� -_ � � � • %a �1 :��` }�!'r' 's� � J' �- �R'�i ,� � r .e� ��� � '�' �- �, c� �ti # ��- � � ` r. � ?� � r a *'�� r � � ¢` a� � 1'• - �� #���.�li,�n� �4 � �~ ��, �L t�'*� � �'f��-y=. _ . e�w �� � *��� "-` � � j� � .. '�` � .�"� �' V7 I' � . r '� `!iK,��#�p ��`'�� � � ' �1 + �'ti. � � " 4, � F,-�"` .-�., '`'a4 v°"> � . r , . : , 4 ��r.^� ��1.� '- � - 4 (/� r �J }!h �M1 i � � �°�'.._� 4� '� 7 �y;' . : --. -``- R' ��';- , � - f,� '� ��,a�" � . --ti� �� - 4 e�.' � ,�., ' � �tl -��,,�� 'y� 4r"y� 'a� •� {� �= . � 4� ^ �,�� �''� ..y` , t � � . . . . � • v „ `,��r. . " . � - e�_ ��`` - �,r 4+ . �•„ � - . -,�� � . � � r : � � �.,. i�^ :��`� � , � � .. _ ' ?�' � 6��. � y. - :,-'� .t � � �t� '� . � � � � �'� , � . , . � �. . ,. ' -�-, .� �.,` � -�. „ ��, .� i,�.,� x �,,, ..,� . , , �., .� _ ,� � � 'F�f� � �r '� ,� +� • ��. t� �' �.,'��• � i,�� .-�" ��. - ..�. �w �" � . � �+�.- � � � i .. ti � � ,� �, � �� : � � _,�°~ ...yw +•'��'� � ' , y� � ' � �� � ,,. r '� r� a � w � ' �. � � '' ,� � ci � � ,. + � � IY � I .'� , � i° ��.' �r'�. ��',t� �, � _ '�- c� k �.� �°A, � �, `i' � � � � ��,o ' ,� � , , ,I� . � � �+ � '-� � � k,� .��. �J' r '�+�— _ ra .. �� ��' � �� '�. � �i � �� [,L • + i i . �� � .�i"'}� '��� `� �� � } }�+� � ' �'�!� �� y� � I� d *- V� � �1�M�/��4f � � �1� � �- - •V _.F,.' � � ; • y.,� � �� `� � ��a` �•,i.1-,r4 - � � � � �'k.Nr � �1. �_��1�� � � ,��t F �� 'r� � . .�' ��' �� r 5����` � . � �� r' '�� �_-_ � >� �. _ �� . .'� t Q� ?. 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' ,� �`'��,:1'�r���,�� �i �t���.�r� _ 3 D • Z� C N �s �p �� �� �Z� .(.t J Om m Z�(1 � 0o P� �<n I ► ; ' �a ` �0 s 3 z �I n�� a . '�. C O Z �.�- �'x.'�1 ,�'. cD � '" ZD �� ��r , � ��� I �� �a �p E� ,�...r �'3 N Z a O P cp� �) a!let:��: �Q � Q �m� � ,. � m . < �_�� r� �O O �,.�� ' N —�1 S ��� �ti�...?'�.::� _ .. ^��..�.'.., � __ � � _ - � CHEDRALJI i�� �� � , � �;'� � � , REMODEL ' - �"°' 3 � MA�o soo � ���a�i,�a �� I -_ � o�oRAOO <.� — R A�ENOME�r To AH 2g Attachment C: Inclusionary Zoning Requirement Section 12-24, Vail Town Code Colondo Company Addition Legal Description: Lot O, Block 5D,Vail Village Filing 1 PEC 08-0049 L Net New GRFA for Colondo Company Residence A. Residential Increase= Inclusionary Zoning Increase in GRFA= 1,237 sq ft increase Inclusionary Zoning requirement= 10 percent of net new residential sq ft 1237 sq ft x 10 % = 123.7 sq ft required deed restricted employee housing B. Possible Method of Mitigation for Inclusionary Zoning L Fee-in-Lieu i. Provide a fee-in-lieu payment to the Town of Vail of 123.7 sq ft x $301.65 / sq ft= $37,314.11 II. Payment of the Fee-in-Lieu A. Payment of the fee-in-lieu of$37,314.11 must be paid prior to the issuance of a building permit for the project 29 Attachment D: Applicant letter � nrro�rt°s a cc�vusLwes a r��u� IC�'3p South FmnEacx Raad West.Suitc 200 ��rypy�ri�try �T �][� �7y- V A71�tY]L(7KM1�'l(]A 16S i Ak'u.l1.11.1415(4n L�L 1J,{/�FLA� I.e�.�.r.�. �f�E�.l„IS]'114NE;f57U}i36-�414 F1vJ(�{�76pA7d-?I.fA 41Fff�'E51ia:DENV@R�CULdIW06 SPRfNGS PEPOENlX�kEND�LAS V EGAS Tierzn�h}'N.nc�'lin � 6irect U7aE�{ry7p�7e)0-@6[YS E-rttail:Stlevf i n(qs he rm a nhua'ard.eum Septerrtber 24,��1(}$ T'owzi df Vail IJepartment af Ca�nmunity Der+elopment `]5 5ou�h�ao�itage I{oad' Vai1.CC} 81657 .4ttn: N�cole Petet�son, �'lanner Re; Calon�a Carnpaoy,C]�z�#GU�,Vitfage Inn Piaaa Re��est far Apr}rar�aI far��1�Iajor Are�e�adment ta SDD#6 tc�Inercase tl�e Tatal Allawable GIt�A�vifhin the Tlistz-ic#fram 186,5fr1 sq.€t.tn 1�7,T9$sq,��. I7ear Nicale: Thar�k you f�a�°th.e e��pai�u�ity�ta submi�rev�sed info��tation and c�esi��a►drau�ings related to Applicaatt Calandn�ampany's,pendzn�;a���alacaticrn fcsr�MaJor�rnencfinent to 5I)D k�•fi. This letter and accompanyit�g a��ateriEils are inteakded to tnodify the applicatis�n as descrihed l�er�in. I. D�escxi t�an of the N�tur�af the lte�rised I'ro`ect: "Ihe�lgplicant,Colondc3 Coni�any,current a�rter of Viila�;e i�in Plaza C�ndas�uraium Urkrt#1 1�, is requesti�ig approvat far a m�j�r amendment ta SDI7#�6 to increase th�tot�I r�llowa6ie�rass resi�i�ntial flaar area(G�:F`A}u�itlli��t�3�district frs�m t 8C�,5{1 sq.f�.ic� i 87,748 st�. f�. '1"i�e Applicant is gr4gasin�;ka c�aml�ine C1�i�f#1 1 Q ti��ith a poaiion ofUa�it#6i12 located immec�iat�ly bzlog�+. Unit#642 cuz�re�ztly totals a�graxinaately�3,�2� sq. ft.,and i:s nnw I�ased by four tenants: {i)L7i�ts Nail F3outique(1(]8 sc�.f�.), ��i) F�obiazsan,N�ilct�e�l Xc Associates{3l2 sq. ft.)„[iiij To Catch�Cnvk(1.83(7 sq. ft.),at�d[i�f}Tezla's �.ingerie�379 sq_ #`t). T�e c�n rtion c�£Unit#(�Q�that tk�e Appla��nt is propaosing t�cnnuert fi°am retaa�and s�ffice uses tcr resid�nti�l use(tlie"Pi�e�nises"�15 7S fp11D'4G5: (ij a�l�f Di��ts�Iail Bauticiue(u�liis;h will I�e re�oc�ttecl elsewher2 s,�'itlain I�G92): l{78 s�. #�. (ii)portion crt R�1�inson,Mitclaell(wl�.ick�wili�ikcly remain in recnnfi�ured space): 1]S sq. �. �[iif)�arirc�r�of'1-'o Catch a Gaok(��h�ch wi11 be r�fcrcated into Te,la's�acated space): 97�sq. ft. fiW1 miscellane4us e{�, . interior partitican walls rem��ec�) ________ 3�sc�.i�. TDTAL: t,237 sq,ff, En�lasec3 herewvitt�are existing a�id pro�osed archiLe�tural des�grz dratuings prcpar�d by�l:ue Lirre Arc.tutects fr�r lhe�p�alicant,whi�h laac+e been r�vis�ed f►°c�r�r t�kie ariginai submassic�n. GRl"A has been recEucecl from 1,483 sq. ft,t.a i,2�7 sc�. ft.,and 197 0�312 sq.ft.�f Rabinsan MitcheIl's space is rel�ined as afficel reiai�use.'T��ere are twr�primary cc�an�aanents to tt�e propas�d prc3jeet request;{1)co:�versi�n of t�ie Premises(!,2�7 5P� frc�m relaiI and QFfic.e�ses to resi�l�t�Vi�r1 use(e��nsaecti�tg ka 1Jnit#i l�a�ove— lewel IUS.a'}�at�d(2) canu�rsi�n of e,ne�xusting bedroorn�nd t�xthraom iz1 C7taif#1 I€l(level 145.0'}Ev 30 �"h��-rnan B� �oward�,.r,.c. hecarne a dining area. Add'aFit�nal menc�r aiterations#v existi�ag Unit��l0 inclucle the additann af a�owder �]dt�ls a pa�try,and an interir�r staFr cor�tteclxrtg Unit»�i 0 to the Fremises below- YL St€�teament af Hoiv and�'Vhere the Pr�ar�ased�7evel�prnent Deaiates from tl�e I]�ev�elopment 5tand$r�is in tl�e Pronertv's Uns�erl�°in���e�listrict: '�'�ae�x��derly��ng z4nin�;dis#rict is I'�ablic P�c�c�mmcadati.a�i�PA). The propased�?roject does not deuiaFe frarrt the I?ewelopment Standard.s in the FA D'aslrict. `C`he Appl�cat�t is rec}�aestia�g tv iaZCr�a��the tatal allc�wable GRFFA within SDI�#tfi�roni�$G,56� sq. ft.to 1�7,798 sq. ft.by the adc�ition�f 1,�37 sc�. [t.�rf GRFA. III. �onin�and Park9n�AnaIVSis. Unit�#6(��: �xisting afface&retail area,U�it#G42: �,229 sq. ft. Area of�nrtioi�af Unit#5Q2 cs�i��erted from cafCi�e&r�t�i!uses to residential u�e: 1,208 sq. �t. Remainin�s�F�ice and retail area,Unit#[02= 2;i121 sy. kt. Nate that af the t,2{]� s��ff,pr�posed to be convtrted frr�m retail&aff�cc uses#o residential��s+�, oniy 1Q$sq.ft.(�igits�has f�-+ont�ge alang thc ped�sYpian plaaa,the ren�aining 1,�0{5 sq.ft.is inteariar tb the�uildiu�. Uai##Al[l, Existiirg G�PI�,LJnit#1�a� 2.31(}sq. ft• AdrlifionaP C�RFA,Prernis�s(car�vet-ted parti�n of Unit#b�J2): 237.sq•f't. '�'okaP GR�'�'!�.c�f Llnit#1�0�after cornbinatinn�.vfi'reinises}: 3,547 sq. ft. �a�rking: Resicl_�ntia��Use: Vill�ge I���1 Plaza is located withen Cornm�rcial�are Area Parking Map 1,�u'ail Village. Per Towr�Code�12-1{�-t�}, �ill�l�uelli�g u��sts in Gare tLrea Parkin�Map 1,regar�less af size, are reyuire�i to hav�e a anin�mun-�c�f 1.4�arkin�s��ces. There�are,tl�e additis�n of 1,237 sq. {�.af�al�A to[]nit#11 C1 wili nat resuli ir�any a�l��ita�nal parking spaces�eing requ�r�ci. R�tai1&CJf�ice Use�:I'lae d�crease af ap�araximately 1,2i1$net sq. fl.of professio��al�FCi�e and retail ared from a portiaaa ofUnit#b02�,�ill result in an aVerall decrcasc in parkin�;rec�uired as falinws: �etaii and Fersonai service area being eaia�ina�ed frc�m[init#6{l2{1�8+975)equals 1,0$�sc7. ft.,which results in a�edu�tion af 2.5 parkii�g spacea(l�ased a�y recpuirement of 2.3 s�iaces�er I,UQC}sq, ft_}; and - Prafessional,'brasi��ess at�'ice area�ieing�Iiminated from Unit#5(J2 equals I 15 sq. ft.,wlaich results ir�a rerluctian af 0.3 parking spaccs(based an requirement af 2.7 spac�s per�,UO�sc�. �..), 'I°U"lAi,REI]U['TIC}�V�N PAI�KIN�DEMr"�NIl: 2.$PA�,f]til�;SPt�C�S IV. I?esi�n C:rit�ria far�valuati�g fhe 11��rit�r�#°the Prnpused{Chan�es tv) St�ecial Deveinnanent distr#ct{fram"1'v�v�Cnde 1z-9A-81: A. Desi��co�patilhilit�,=a�d�ensiYivity to the im�edi�te envirnn�nent,neigl�harh�vs�anci �rdjacen#pr��erties rclative ta archiYect�ra�desi�n,s�a�e,bulk,huiltiing hei�;bt,huffsr xanes,icientity��character,visual integrity an�nrientaiion, � 31 �he�rrrtan. & Hn��rd L_L_c_ Ttie pr�rposecl exterior alt�raiicsns,iz�ciuding ia�w winc�or��s and an�ntry daor are c�rnpatibl�with tk�e exzstit��b�r€ldin�ar�l�it�cEtare.There are a�o exteriax bui�ding additions praposec�. $. Uses,a�tivity a�d density w�ich pr�vide a �ampatibie,ef�ciea#�nd tivark�b�e rel�t�onship 4V1��i$IIXT041II4�1I1�¢,41SC$AI!(�ACL'I4"1�'�. Tlze prflpers�xl c�anversioar and addati���al GR�'A are c:c�iisis�ent with the surraunr�in�u�es an� ac4i�ri�ies,and vvc�uld likely resuIt in increased acti�ity in t�e area sgnce L)nit d 1 Q is nccupied k�}+the .�.p�alicanf and its guests,on avera�e,eighty(�0)d�ys�er ski seasv��. Nate��aat Digit�will l�e r��ocate3 witliin tlie saFne building at a rliffetent l�cati4�,as avil9 the pflrkior�of Tc�Catcti a�otik being�esnvertzd (axaare below}. Note als�ti�at tiae portion c�f Ro��i��snn Mitclael�'s space prr�pc�secf t�be ccrnver#ed frc�m office to resid�r�4iai use is I 15 sq. ft.,and tl-�e Pvrtion af"�'o Catch a Caak's space to 6e c�+�7verted fram retaii ia resi�i�ntia�l use is�76 sq, ft. P,�t�th spaces are interiar to th�buildin�,ar�d do nc��fr�nt d'uectly c�nic�lhe pedestraan plaza. Thus,af`tl�e I,199 sq_#�.�hat is�ropc�s�ti lc�he cnnverted from retail aa�d a�ffice t�ses l�a residentiaP us�, atxly la8 s�. f�.{I]igits}h�s r�ir�ct frc,ntage alaaag the pcc�cstriara plaaa;tl�e rexna�i�iz�g 1,�p91 sq. [t. (1 15+976)is inierie�r tc�the 6t�ildin�. "f'n Gate�� C'oo�will recaiifigzkre its leas�d Gpace t4 i�7�lude the area�eurrently occupied by T�a�a's;�arhicl�lias decided na�#o renedv its lease. Thc I(?8 sq. �t. �roFn Ui�its' Spa�e Will�e used t6 accp�7fliTiQ[�afC�i Slt]c�I�Ciltly fayer�nc�ne�v stairw�y t�o L1r�it#i la as shown �ii th�era�las�c�revised fioor�lans. +C. �orr�plisnce with parkir��aa�d loadin�requirements�s autlined in['t�apter 12-10 nfthe Vail Ttiwn Cnde. �. Parkir»: �. ltesadential Use= �1ill.age Inn PFaza is lacated within�omn�ercial Care Area Parking IV�ap 1,Vail Vitaage. �er Tawr�Ca�ie§12-10-T{7,�11 r�wellirxg units in Cvr���ea�arking M�p �, regardless c�f siae,are requir�d to liawe a iniiair��m of p.4��rking st�accs. °Tlje ae���t�a��a�1,237 s[�. i�.af G�A tc�Ur�it�1 iD will nr�t resu]t ir.� ariy addi#i�naI p��rking spac�s�eing rec�uia�ed. l�. R�tail&Offrce LJses. Th�e d�c.rease of a��roximateiy 1,2{}8 sq.ft.a�'prafessional�ffice ��zd rezai�area fram a portaon af Unit;�fs{}2 wiil resu1.t i��aza overaIl d�cre��e i�1 parkitzg rec�u�rec�as foll�r�rs: �etail and nersozzal service area 6ein�con�rerted£rarn�nit#�i(32 equals 1,4}84 sq. ft- (I{1$+ 97�i�,t�hielt results�n a redeaction vf 2.5 garkirtg spaccs{1�as�d on 2.'a s�aces11,4{�fl sq. 1�.�, 1°rcrfessi�na�lbusi��ess c�f�ice are�being eliminat�d from Unit#602�t��aals 115 sq. ft,, whicl� resu�ts in a�-eduction of 4.3 p�rking spac�s(b�sed nn 2:7 sgaeesfl,0[3(}sq. ft. 1'+[I�TAL R�IIU�T��C}N�N PA�tC�I1�G�E1VI�►Ni]: 2.8 r�t�:I1V�SYAC�S. 2. �aadine:T'I�e pro�osec�conVersion r�rill h�r�e�o impack on fo�c�ira��vvit�iin SDL�#b. D�. ConformilgF►r°ith the applicable elements nf ihe Vail Compre�ensive I'isn. TIZe pr�p�rs�s3 addition vf 1,237 sc�. ft.af GRFA ta SL�D#6 is in cc�nf�rmance�►�ith the applicable �lernents ofthe Vai.l�ornprehensive Plan,VaiI Land Use Pian,�nd the Villa���4�faster Plan. It should be 32 5hear��n & Hovvard�.�.c, n�ted tha�similar requested�o���ers�csils for i�icre�sed+G1�A wit�iin SI�D#G have heen a�aproved by T�rwr�Cc�uncil{�t�.er recammend��iarls af a}aproval fram bath staff and PEC)far tl�e fallowing: l. Units 17&29„Vai]Valla�e Pia�Candaminium� Phase I(20�,�). T'�xe ap�fic�nt u�ader tl�is request for a r�ajos a�ne��dr�e'�t to S1�T�#�rec�iv�d a�aprovaa t� cQnvert porlic�ns af thei�I.Tnits 17 and 29(forrr�er�y Pl�ae�iix R�s��ng s���Steven Reeve Art Gal�ery lncatiQ�ns}from re�aillcornr�tercia�use�a a new dwelling unit,thereby adciing 2,144 sq.ft.. af GR�'A to SL]D#5{and increasir��densityp. C'ntry t�this n�e�,x�Unit#25� is rlirecily frorr�nf tl-ie �e�estrian urZlkway.{,See Qrdina�ce No.b,Series of�D[F5,and staf�'merfln ta PIrC daYed ,��nuary 29,2f�(}�,) 2. Fortion of Alpeairns�Res�aurant.Vaip Vill��,ge Plaza�;o��da�.n.iniurz�s.Plkase I(��143}. 7'l�e a�plicant unt�er this request£�r a�-�ajcsr aax�endrrter►t to ST�U#6 reeeiwed appro�ua3 ta converk�p�c��ti�n of th�AIp�nrase tr�a ne�v dweiling unit,tl�er�hy aclding 2,132 sq. �..a€CrFtFA tQ SI)D#�(and ii�creeising c3ensity}. Entry tc�tlibs neu=r�n'rt is alsa ciireel�y fram tF�e peei�sirian walkway. (See Ordinancc l�s�.32,5eri�s�f 2i}�}�, �nd sf�Ff rneme�io PEC�3aked June 9, 2UO3.} E, �deutif�cAtior��ncl mitigakirrn nf neatural a�cl�'or�eQlagie l�a��rds that aftect th�properly�an whech th�speciai de��e�O�l��tit i�lStCICt�S�t'(i�iUSi[l. Ac�;orc�u��=to the C3fficia�To.�rn of Vail Geologi�:I-Iaz.a�-d Maps,the�rc��c�s�d ccsnv�.rsion area is nat iocated i��ax�y geolagicaIly sensitiv�ar�<�s�r witl�in che 1{lf}-ycar flnodplain��`Gor�C�eek ar its trihutaries, F. 5ite�I�n,buildi�g design a�d lcrcativa and rr�+e�s�ace�ro�sians desigucd to p��ndue�a fu�ctianal de��eloptnenf respa�sive��d sensi#ive ta nat�ral features,ve�eY�ttien and nr�erall ztestbeYic quslity af the co[u�uaity. Tlie nrc�pased additzc�n daes not disturtr an}�natural feate��e�or veget,�tion. �. A cireulatinn syStem tiesigned for bath vehicics �nd pedestrians�dd�'ess�ng vm a�td off-si€e traffic circulatia�. The propersed cor�versir�n of existinb office�nd r�etail spacz tc�r�sidential use ftir an�dditi�l7 la Appiicaiit's existing dwetling unit w�i11 have nc,det�-irr��ntal im}�aci�n wehi�u�ar or pedestrian c%rculati�n on ar c�f#'site.See Sectian IV.�abe��e. I3. Functional anrl aest�etic lan�l��apin�;am�v�en spacc in orc�er to n�kimixe and preserve n�tural feafures,recre�#aa�,v�ews and fuzietfnns. €Vn changes tv landscapiayg are�r€�posed ihrouglr this request_ I. Phasing pix�n or sr�l�d�visian plan that w�ill m�intarn a wark�e61�,�un�tion�l and effci�ent rel$ti�nshi�t�hr�nugh4ut t�e develaptnent tri'the s�ecial devele�prr�ent dxstrict. 'rl��addiki�an is nn#propased i�p'hases. 4 33 S��erm�n � H�►w��� �,.L,�. °I'hank you again for ynur assistance in workiikg Si�rou�l7 the issues that�lave arisen as a result af Cotando C�rm�aL�y's 1�ppiicat.ion. I�lease dn nat hesicate to contaet rrie directly if yau have�ny t�uestivns or dvould like add"ativnal inforrn�t�on. Very Truty Yaurs, �HEI�MMAN&I-IOWARD L.L. . � • � . . Ti�nthy .Devlin Bncfosures—Revi,sed Architectural I3rawin�s: t�2.1 T Leve195.0' Existin�,+'Demalitictt PPan; t�.2—L�vel 95.�' Prnpc�s�d�lc�ar Plan; A2.3—Level l QS.�Q' �xistin�'I3�t�41itican Plan; A2.4—I,evel 1�]S.i�' Proposed Floor I'lan; R2.S—Level l Y4.�' Floor Plan(N�M�daficatians}; A3.1 —T'xisting and I'rap�sed�.�st Ele�atic�ns; A3.2--Exs`stin�anci Prapt�sed North�levatians; AS.1 —Vicinity Ma}�ai�d Pl3�to Iteference cc; A.Cl�edrauk .T.5taufer S. Srummett 5 34 Attachment E: Citizen Letters and Emails Frorn: �t�#en1195co@aol.ca�m� To: �npet��son�a vai�gov.corn� Date: [�8!'�8f2E1�8 3:16�'i'� Suhject: FZezaning As�Io�g time Vai9 resident I arra wr�tNng to waice r�y canc�rr��ver fh�r�x�roing af Qigiis to a Vau6 IPlaza evrodc�. I am urging you to k�e�D�gits in bus���ss f+�fill the n�eds�f le�c�ls,a�d#c�of�er a variety of busan�sses nvt jus#Ivdg'sr�g in t�e Plaza area. [7igmts glv�es locafs an exc�se to cvme into Vail and see what is happening�nd tb�f leads ta shopping and dining!W e ne�d mare businesses in Vail Vdllage not more res�dences. Si�cere6y, �DeboraFs Tennant 476-8523 Senk�6a BfackBerry by AT&T 35 . lU�1 G,Meacicrw Drive.SuiC�:(� ' Vai]Culnraalci �IC57 � UN1TEd 5'T�"I��S{)1=Ah9CRIC`!� . PI1+�ne�J r S�=477-?!�i Fax 97�!�77�E i S obi��an, �itch�e�l � ���D���t�� �,L� TueSday, S�pt�mber Z3r �Of�B Towr�af Vail RIaN7ning Board Vail Co. 81557 Sirs and Madams I h�ve rr�y of�iCe in a pr�rt�an of the properry kr�s3wn as L}n�t 6(}2 Village Inn Plaza Cpr��Qminium that is c�arr�ntly in the prflcess�f eonue�tir�g a portian into resi�'ential that is riaw comr�erciab. I wilf 9aase a par�or all of khe sq.�aatage o�rny existing Real �stat� ofFice in tt�e ��nversian, T had�gre�d fror�the�nset to relinquish the lease inter�st in my por�i�n fae t#�e redevefopm�r�t. T a� c�rtair�ly t+villir�g ta do so and I ap�r�ve the cha�ge if I am ahl�t€� remaEn in a down sized pariifln if that is t�e apprt�ved plan. In my r�in�year t�nure in this area It has never been a tra��are� for shapper❑r c�rher parties a�d is stro[tly a destinataon sp�ce for myself arrd , I beBieve, Didgits spaee as well. I am sure�he Didgi�s space iocated in a por�iqn of what is n�w Tezl�'s will be comp�rable i�nvt bef#er far the k�nant, I wo�ld be c�aad to answer any questians you might have. 51�1CLI`elYr c�—�—�Y� _�'�—:�c—r Ir WEIEiam �Etcrbby} Rc�ksinsnn Rabins�n Mit�hell &Assotiakes ��ratiay Seruiee and,(�etaided . . . . . . . . . . . . . . . . . . . . . . . . . . . . . r�tferttaota ta�r�l occr rlacrt�s r�ee�els cal tAdd ti�ra.e.s. 36 i'I�niun��€��nau'c�t�'i�cn�al�C�rrirr�ission 7"fla�n r�FVail Vaol;C�I�r��o 8165�� Sep�ember 23,2UC1$ '�i°[�whnrn it mtEy c�rc.�nl. Tf��u�dersigne�sup�r�rt:�the costversion of k�i�pr�sent b���:s acr��f cammcr�ia.l tc�b� p�rt��f t�ie t�nit own�d by Tk�3r. Chedraui. Th�l�pac�uY�cier consi�erar.iv�is n�t pri�xe c�o�nr.��rcial�d�ta no ex���ure t�the �rta 6�i c. B�eiri�part_of�residentl�l unit is a�au�h 6e#tG��s��or th�e s�a e. This gs�t�kce�ang with p�inr con'versiat�s in�D3�6 whiel�allc�' cc3 mar�insl coss�rnerci�) t��b�u��i fr�r resi�ent�. (R�p�i.auren Ao1c�5hup, �lp�enras ,H�i)r�55ing S�lan) Yaur�s tn�1Y, ` ��� �� � `� � �f f � . � 37 Flan�ing a�zd Envirortr���r��al+��m��tt���on "I'c�vvn cafV�.iE V�it Co9orad� 8�.657 S�ptem�aer��, 2(3�78 To w4�o�rr it ma.y concern, Tlie vnd+�rsi��ied ��ppo�r.s the�on�rersio�c�ft�e pr�ser�t ba�k sp�ce�f comme�c�a� tr�be part af �h��nAt vwnecl by Ms°. Gh�draui. T1ae s�ac�e under co�sid�ra�i�n Fs not prame c�manerc�al and has nr�e�cp�s�r��ca the ��ublic. B�ing part s�f��es��l�ntia��anit is a�uc�6etter use�c�r the s�ac�. T�r�s is irt i�eepi�g with pr��r conv�rsxc�ns in SDD G whic�a�low�d��..rr���a1 commexci�l Ca be use��or res�dent�al. (Etalph�.aur�n Pola �htr�a, Alper�os�,�1air Ilr�ssi��5��1��) Y�urs t��ly, A (,��tiS�� f� 1`��S��l�`�''�� � ��`�''� /`� �t�l�" �� 38 �lar�nan�and Enviro�un�nt�l Ca�unissi�r� `�'��,rn�f'�'ail Vai�C[�laradc� 81G57 S�e�#e�ber 23, �UO� To wltnr��t m�.�r�oncer�, 'Fhe undersi.gt�ed suppcsrts the cc�s�ve�sian pfth��arese�t bac� sp�ce 4f cc�mmerci�.l t� �e part ❑� �:�e�r�it �w�ed �y Mr. �S��dra�i. `�he spa+c�ur�d�r �oz�si�lerati�n is r�at praxt�e ct�rurrtercial an[�has�ao e�p�sure t��he p�i�lic. Bein� part a�`a residentlal t�ni� is a rnt€ch�retfer�a�e fQr t�ie s�ace. This a�i�keepin�vuit.h pri�r c�raver�i€ans ia S�D 6 which allowe�d mar�in�l cC�mrnerci�l tn �e used fvr resid�nt��l. (R�lph Lau�'en�al� S�[�p, P�.lp���se, I��ir�r�ssi�a�,S�,lr�� ) Ypurs truly, , �� - � � 39