The URL can be used to link to this page

Home My WebLink About1989 report e • � To: PZanning and Environmental Cammies FROM: Community Develapment Depar�ment DATE: Sept�mber 26, �989 SUBJECT; A request to amend Special Deveiapment District No. 6 in order to amend the tatal gross residential floor area that is permitted to be constructed within the dist�ict. Applicant: BSC of Vail, Colorado, Incorporated � . PURPOSE OF TH� RE_QUEST The applicant, BSC of Vail, Colorada, requests an amendment to Special Development District No. 6 in order to am�nd the total gross residentia� floor area that is permitted to be const�uct�d in the district. SDD No. 5 currently al�ows the total GRFA of 120, 600 square feet to be constructed w�thin the district, all of which is either canstructed or proposed to be constructed within futu�e phases of the development. The applicant's request in this amendment is to allow an additional 5, 714 square feet of GRFA to be added to SDD Na. 6. This amendment wouZd a11o� the appiicant to canvert existing commercxal space, which is primarily second and third flo�r, to � �esidential use. The applicant's reason for the request is the questionable viability of second and third floor retail space. , The subject space referred to zs unit #30 of the Vai1 Village Plaza Condo�iniums. Unit #30 is comprised of two units previously numbered 30 and 32 and no� combin�d into one unit. These units were previously designated within the condominium dec�aration as office o� commercial use and the space is currently occupied by th� Goods Re�ail Clothing Stor�. The owners o� this space have received the necassary approvals from the other owners within the build�ng to amend the declaration in order to a�1ow the use of the space for dwelling and lodging purposes. zf this proposed amendment is approved, the total GRFA permitted within SDD No. 6 would be 126, 314 squar� feet. This proposal daes not change the existing requirement �hat a minimum of 148 accommodation units and 67, 367 square feet of GR�A be devoted to accommodation units in Phase IV and Phase V af SDD No. 6. The 5,417 square feet that is being requested includes the existing square footage of condominium unit #30, as well as an a�lowance for square faotage that cou�d potentially be added in the condominium unit #30 space, without changing th� exteriar of the bui�ding. This space could be added by building lo�ts and infilling areas that are apen to a �wo story space. • II. COMPARISON OF THE AMENDMENT TO THE UNDERLYING ZONE DZSTRICT Fox Special Development District No. 6, the Public Accammodation Distric� is the under�ying zone dist�ict. Public Accommodation zoning wo�ld allow approximately 120, �00 square feet of GRFA on this site. • TII. SPEC�AL DEVELOPMENT DTSTRICT DESIGN CRTTERIA It sha11 be the burden of the appiicant to demonstrate that submittal materia� and the proposed development plan comply with each o� the following standards or to demonstrate that ane or more of them are not applicable or that a practical solution consistent with the pub�ic interest has been achieved. A. DESTGN COMPATIBILITY AND SENSTT�VZTY TO THE IMMED�ATE ENVTRONMENT, NE�GHBORHOOD AND ADJACENT PROPERT��S RELATIVE TO ARCHITECTURAL DESTGN, SCALE, BULK, BU�LDING HETGHT, BUFFER Z4NES, TDENTITY, CHARACTER, VISUAL TNTEGRITY AND ORTENTATZON. There are very �imited design issues related ta this proposa�. By changing the use of the existing Goods re�ail store to �esidentia�, there is virtually no eliminatian o� first floor retail space. The staircase that accesses this space does contain a display window. The appl�cant has proposed ta maintain this display window and allow �t to be used by the adjacent retail space, now occupied by vail Village Inn Sparts. Al�hough the entry may be changed as part of a tuture propasal to remodel the condominium space, it is assumed �hat any design issues can be reviewed and . dea�t with by the Design Review Baard regarding changes to th� st�eet 1eve�. If this canversian were to utilize some of the GRFA that is proposed but unbuilt in SDD No. 6, it is possible that there would be a minor design impact on those future phases, Exac�ly what that �mpact wauld be and whether i� would be positive or negative is impassible to determine through th�s praposal. B. USES, ACTIVTTY AND DENSITY WHICH PROVTDE A COMPATIBLE, �FFICIENT AND WORKABLE RELATIONSHTP WITH SURROUNDING USES AN� ACTTVITY, SDD No. 6 provides a mix af uses which is effic�ent and wo�kable with the surrounding area. SDD No. 6 contains retail stores, restaurants, condominium units, as well as shart term accommodation units. It is a goal o� the Department of Community Development and is stated �n th� Land Use P�an as well as the Vail Village Master Plan, that one way to strengthen and cflntinue the existing Village Core is to encourage bath high quality retail and a short term bed base. While we are samewhat disappointed to see this retail space elimi�ated, we understand the difficulties in supporting second and third floor retail within this part af the Village. We do feel that the proposed dwelling unit • should be utilized primarily for tourist-oriented accommodations and, thus, should be restr�cted according to Section 17 .26.075 of the Town of Vail Subdivision Reguiations. • C. COMPLTANCE WTTH PARKING AND LOADING REQUIREMENTS AS OUTLINED TN SECTZON �8.52 . Parking and loading standards for residential use are signif�cantly lower than for a retail store of this size. Parking for th�s retail space has been accommadated within the parking requirements for SDD No. 6 and the staff sees no p�oblem with the parking and loading requirements with the respect to this application. D. CONFORMITY WITH APPLICABLE ELEMENTS OF THE VAZL COMPREHENSIVE PLAN, TOWN POLICTES AND URBAN DESIGN PLANS. The foilowing sections of the Town of Vai1 Land IIse P1an re�ate to this proposal: Commerc�al 3 . 1 The hoteZ bed base should be prese�ved and used more efficiently. Villaqe Core/Lionshead 4 .2 �ncreased density in the Core areas is acceptable sa � long as the existing character af each area is prese�ved through implementa�ion of the Urban Design Guide Plan and the Vail Village Master Plan. E. IDENTZFICATION AND MITIGATION OF NATURAL AND/OR GEOLOGIC HAZARDS THAT AFFECT THE PROPERTY UPON WHICH THE SPECZAL DEVELOPMENT DISTRICT IS PROPOSED. No hazards are present or effect this property. F. SITE PLAN, BUILDING DES�GN AND LOCATTON, AND OPEN SPACE PROVIS�ONS DESIGNED TO PRODUCE A FUNCTIONAL DEVELOPMENT RESPONSIVE AND SENS�T�V� TO NATURAL FEATURES, VEGETATION AND OVERALL AESTHETIC QUALITY OF THE COMMUNITY. The sta�f's opinion is that there is very little impact upon this proposal. There is very little physical change that would occur in a conversion of this space f�om re�ail �o residential. G. A CZRCULATION SYST�M DESIGNED FOR BOTH VEHICLES AND PEpESTRIAN5 ADDRESSTNG ON AND OFF SITE TRAFFIC C�RCULATION. The existing circulation system which aecesses this particular condominium un�t will remain essentially th� same, aZthough it is possible that a r�model may Qccur and will • give this area a more res�dential feel. We believe any issues that may be raised by this future remodel may be addressed by the Design Review Board. • H. FUNCT�ONAL AND AESTHETIC LANDSCAPZNG AND OPEN SPAGE IN ORDER TO OPTTMTZE AND IMPROVE NATURAL FEATURES, RECREATION, VIEWS AND FUNCTIONS. There is no landscaping or open space proposed for this davelopment, nor does the staff feel that is appropriate to request any. I. PHASING PLAN OR SUBDIVISION PLAN THAT WZLL MAiNTAIN A WORKABLE, FUNCTIONAL AND EFF�CTENT RELATIONSHIP THROUGHOUT THE DEVELOPMENT O�' THE SPECIAL DEVELOPMENT DISTRICT. We do nat �eel that this criteria is applicabl� to this application. TV. ENVTRONMENTAL IMPACT REPORT The stat�� has waived the requirement �or an environmental impact report on this praposal. V. STAFF RECOMMENDATI�N The staff recommendation for tY115 request is far approval with the following twa conditions: � 1. That Special Development District No, 6 be amended by adding a total of 3 ,927 square feet to the existing allawance of 1,z0, 600 square feet. The 3 ,927 square foot fa.gure is the existing square footage of condominium unit #30. The sta�� feels that the existing square footage is sufficient fnr a successful conversi�n fram retail to residential and that the rec�xest �or an additional 1,787 square feet which may b� added to un�t #3� in the tuture, is extraneous and above and beyand what is required for this conversion. 2 . That this unit be us� restricted, according to Sectian 17 . 26.075 af the Town of Vail Subdivision ReguZations. .