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HomeMy WebLinkAbout2005 PEC JANUARY 24 memo � MEMORANDUM TC?: P�anr�ir�g and Er�viranmenta4 C�mrnissian �ROM: C�rnmunity Develapment Deparfm�nt DATE: January 24, 2Q05 SUBJ�CT: A request far a recommendation #o the V�il Town Council for a majt�r am�ndme�t to a special development dis#rict (SDD), pursuant ta Sectian 12-9A-�0, Ame�ndrnent Pr�acedures, Vail Towr� Cade, to allaw for an amendmer�t to Special D�velopment aistrrct No. 6,`�lail Vilfage knn, to in�crease the total alrowable g��ss residentiai �loc�r area (GRFA)withi� the ctistrict, locat�d at �D� East N�adow ari�e (Vail 'V'illag�: Enn}, Lots M ar�d O, Black 5D, Vail Vi�lage 1s� Filing, and set#ing fortt� det�i[s in regard thereta. Applicant: . , represented by Fritzlen Pierce Architects Plar�ner; Bill Gibson I. SUMMARY The appficant's proposal is ta con�ert por�ior�s of the existir�g Units 17 and 29 of the Vail Villag� Plaza Condomoniurrzs, PF�ase I, �genera�ly located at t�e farm�r Phoenix Rrsing and � Steven Reev� Art Gallery Ic�cations) from retail usas to a residentiai dwelling unit. This proposal w�lf add 2,1�4 sq.ft. of gross residential floor area (GRFA) �o SDD Na �, Vail Village Inn. SDD No. 6 is cor�nprised of 3.4� acres and consists af �v� phases of development in ��e form of the Vaif Uillage Inn. StafF is recor�mending appr�val, with condit'r�ns, of the applicant's prapasal, based o� #he criteria est�blished in S�ction IX of this memorandum. II. DESGRIPTION QF `TH� REQUE�7 The applicant, represented by Frit�len Pierce Architects, is requesting a major �mendment ta SDI� Rlo. �6, Vail Village lnn, P�ase I, to allow i'ar a 2,104 sq f# in�rease in GRFA for a new residence loc�ated in #he existing Units 17 and 29. The propQSal calls far conrrerting a partion oi existing retail spac�; on the northeast cgrner crf Ur�it 17 on the first- floor,the seco�nd ffoor of Un�ts 17 and 29, and the existing#hird-floor r�f Unit�9, and making ii part of the r��w �aropos�d residence. The app[icant is pr�posir�g an ir��rease in duaelling �r�fts (DU} p�e� acre �r SD'D f�o. 6 frorr� th� existing 13 QU per aer� to 13.25 DU per acre. If approv�:d, the total�RFA of SaD Na. 6 woulc� increase 2,104 sq ft,frocn 184,457 sq.ft_ta 186,561 sq. ft. The tot�l GRFA for Phase I, �rvith the approvaf af this pc�opcsal, would increase from G,fl59 sq ft to 8,163 sq ft. All otherzc�ning standards, suc� as setbacks and site coverage, are prnposed to remain the same as existang. With �he reducfion c�f appraxima��ly 1,158 sq ft of retail spac�and adding a new resider�ce,the minimum required parking cie�nand will decrease by 3.2 p�rking spaces. r � � . 0 111. BACKGRQUND � In 1976, the Vail Tawn Councia adopted C)rdinar�ce �lo. 7, Seri�s of 1976, est�blishing �pecial Develapment District No. 6, Va�l Vill�ge Inn. The purpos�of�DQ hlo.6 is to assure the comprehensiue develcapment arrd use of an area af land in a manner that wouid �e harmonioUS with th� gen�ral character of t�e town, provid� adequate open space and recreation amenities, and promote the objectives of the zo�ing ordinance af the tawn. �rdinarily, a special development distr9ct will be created only when the deveEapment is regarded as camplementary#a the Town by the 7awn Counc'ri, i'lanning and Er+�iror�menta4 Corrsmossian, and Design Review Board, ar�d there are sic�nificant aspects of the development which car�not �e satisfied �tnder the existing �oning. Project Ni.�fory The �Follawing �s a s�mmary of the existing phases and development for the Vail Village Inn Sp�cial Development District �SQD IVa. 6}: I'hase I—This phase eansists o�the buildings kocated at the southeas#corner of the aistrict. Phase 1 includes one residential dwelli�r� u�it approximately 3,�27 square ' feet �n size and nine camrnerciallretail spaces. The original develaprnent plan for Phase I called for 1�6,128 square feet of comrnerc�al spac�, and na GRFA. The Al�enros� Restauran� is part of Phase I. Phase ll — This phase consists of three resitJential dw�lling units totaling .approxirnately 3,49�sq,uare feet in size anci#hr�e commercial/retail spaces. Phase I I is gzr�eral�y located in t�e center af the District. � Phas� I�I — This Phase ce,nsists of twenty-raine resider�tial dwelGr�g units tatal�ng a�proxirriately44,830 sq�rare feet in siz�:and six commerciallretail sp�ces. Phase EII is located at dhe nor���ast corner af the District. � i Phase IV—This is fhe ariginal and oldest Phase in the District. This I'hase cansists af on�residential dwe[ling unit approximately5,000 square feet in size and se�enty- two accommadation units cornprising appraximafely 16,585 square feet t�f floor area. Phase IV is generally located in the no�khv�sf car�er af the Di�tric#. Phase V - This !'�ase consisfs of �leven r�side�tial dweflir�g uni�s and three accorrmmodation units totaling approximately 9,972 square feet of floor area and four commercia�/retail spaces. Phas�e V is located in the southwest cornerc�f the Qistricf at the intersection of Vail Road and East Meadow Drive. Drdinance No. 1, S�ries of 198� (March, 1985} granted 120,60(? square feet of GRFA to � S�D Na. 6. TF�is ordin�nce alsc� required a r�inimum of 1 i5 accommodation units (AUs} and 72,4[30 squar� feet of�I��A, deWOted entirely to AUs in Phase IV. Ordi�ar�ce No. 14, Series o� 1987 (May, �987), amer�ded Phase IV o� SDGI hJo. 6. The arnendrnent allQwed Phase IV to be broken intr� two distinct and separate phases, wk�ich were called Phase N ancf Phase V. This ordinance als� s�t the maxim�rn Gf��A for the r` �DD at 121�,60Q square f��t. Further, the ordinance required � nnanirnum e�f 148 AUs �nd �7,367 square feet of GRFA devoted ta AUs in Phases IV and V. � � � Ordinance No, 24, 5eries of 1989 (fJaverriber, 1989) amended the density section of SI]a No. fi, This ordinance modified th� SDD by increasing th� allowab�e GRFA to a total of �24,527 squar� feet. This allowed Unit No. 30 (ori�inally G�od's retaik) in the Vaif Village Pi�za Condorr�iniurn� to be con�erted from commercial ta �esidential use. Th� space consists of 3,927 square feet of GRFA, and the conversion to resic�ential use has been camplet�d. This ardinance also maintained the approval fo� a miraimum of 148 AUs and 67,367 squar� feet of GRFA, d�voted to AUs, ir� Phases IV a�d V ofSDD No. 6. Qrdinance No. 1 and No. 4, Series of 2000, a major arnendment to 5pecial Develapment District No. fi was ap�roUed io allow far cc►nstruction of the Vail Plaza Hotef. ardinance fVa 15, Series of 2001 adapted a revised Approve�Development Plan for Phase 11, which brought the tatal allaw�ble GRFA for tFre entire SQD C�o. 6 to '�21%, vr 18�,�25 square fe�#. C)rdinance No. 21, Serie�of 20�1 arlc�pted a revised Approved Development Plan f�r Phase IV(i.e.Vail P�aza Hatef),ant!did not specify, in the form�f a revis�d Approved Development Plan, the tota! allowable �GR�A for t�e entir�ty af SDp No. 6. Clydinance No. 32, Series of 20C13, adop#ed a major arr�endrraent to �DD No. 6, allowing for t�e constructinn af a ne�nr dwelling unit abo�e the Alpenras� �estaurant location, whicF� increase th�amaunt of a[�owable GRFA for the entire SDC}to 184,7f1� sq, ft, and increase the dens�ty t� 13 DU's per acre. Qn January 19, 2tJ05, the Town of Vail Design R�view Board conc�ptt�ally r�viewed this � prapasal_ Th� Board was generally supportiv� 4f the design and commented that they believ�d the proposed architecture was ir� keeping with the character c�f the neighborhoacE and adjacent buildings. IV. ROLES QF REVI�WING BOARDS �rder of Review: Generally, applicatior�s will be re�riewed first by t�e FEC for impacts o� useldevelapment, ther� by the DRB for complianc�of proposed 6uildings and site planr�ing, and final approval by the Town C�uncil. Plannkn and �nw'rrar��nenta� Cor�mission: The PEC shall revr�w the prop+asal for and make a recomm�ndatior�to#he Town Council on th�e final approval, appro�ral w`rth mcsdifications, or denial of �najor arnendment tn a special development district, pursuant to Article 12-9A, Special Development C?istricts,'Vail Town Cod�. Desiqn Revi�w Board: The DRB has no re�iew au#hority on a rrz�jar amendment to a special de�efapmen# �istrict, but is responsible for the re�ri�w ar�y accompanyin� DRB applieation. 5taff: The staff is res,�orasib[e fflr e�suring that al! submiftal requirements are provided snd plans confc�rm to the technical requirernents of the�o�ning Regulations. The staff also ac�vises the � 3 J . applicant as #v compliance with the design guidef3nes. • Sfaff provid�s a staf� memo containir�g background on the p�operty and provid�:s a staff e�a(uatitan of the project with respect to the required eriteria and �indings, and a reco�rnmendation on appro�al, appro�al with car�ditians, or deni�L Staff also facilitates the review prpcess. Town Cau�cil: The 7awn Council respansible for final approval, appra�al with rnodificatians, or denial of majc�r amendment to a special cieveloprr�ertt �district, pursuant#o Article 12-9A, G Specia! �e�eloprnen# Districts, Vail Town Code. Actians of DRB or PEC rr�aybe appeaAed ta the Town Cauncil or by the Towr�Ca�tnc�i. Town Council eval�ates whetl�er or nc�t the PE�or'GRB erred witk�a�provals or der�ials an�i carr �phold, u�hold wiih moc�i�cations, or�verture� the baard's decision. V. APP�.ICASLE PLANNING D(3CUMENTS A. Vai1 Land Use plan The Vail Land Use Plan was �dopted by#he Vail Town Council on �lovemb�r 1$, 1986. The plan is intendec�to serve as a basis frorr�which future decisions may be made regard�ng land use within the valEey. T�e primaryfocus of the Vai� Land Use PGan is to address th� lang-term n�eds and d�sires of the Town as it matur�s. The Tawn of Vai! has evolved from a sma6i ski reso�tfo�anciet� in 1962 with approximately � 190,000 annual skier visits and�irtually no permar�ent residents to a communitywith 4,50{} permanc�nt residents. The Town is f�ced with the chailenge r�f creatively accommadating the increase in p�ermaner�t re�idency as weU as the increase in s�Cier visits,while preserving the impc�rtant q�aalities that have made 1/aiR successf�tl.This is a cansiderable chaflenge, gi�en the fact that�a�d within the valley is a we91-defined fini#� re�aurce, with much of tf�e fand already d�Weloped at this jur�ct�re. The Vail Land Use Plan w�s undertaken with the goal of adciressing this �ha9lenge in mind. A,sec4�dary purpose of the Vail Lanc! tJse Plan was to analyze a series of prope�ties owned Eay tf�e Town of Vail, to de�errr�ine their suitability for Warious types of cammunity f�cufities. The goal� articulat�d in the plan reflect the desires of the citizenry. The goal statements that were developed reflect a g�neral consensus of the comrnents share�i at pubEic rneetings. The goals c�ntain�d in the Vaif �.and Us� Plan are ta be used as the YowR's adopted policy guidelir�es in the re�iew process fae new development proposals. Staff has reviewed the V�il L.and Use Plan ancf b�Iieues the fol�owing policies are relevant to the rev�ew of this pro�aosal: 1.0 Gener�� Gr�wthlQeveiopmeRt 1.1 V�il should continue to grow in a contrvlled environmer�t,maintaining a balsnee 6etween reside�tial, commercial and recreational u�es ta serve E�oth the �isitor arad th� permanent resident. � 4� � � 1.2 The quality of the environm�nt including air,water and other r�atura! resources shouEd b� protected as the Tawn grows. 1.3 7he quafity af de�efopment should be rnaintain�d and upgraded whenever possible. 1.�4 The original th�me af the old Vi�lage Core shoul� be carried into new development in the Village Care thr�u�h car�tinued implementatiar�af the Urban Design Guide Plan. 1.12 Vail shc�uld accommodate most of#he additional growth in existing deWeloped areas (infiN areas). 2.0 Skier/T�urist Goncerr�s 2.1 The eommunity should emphasize its r�le as a destinatEan resort while accommodatin� day skiers. 2.2 The ski area crwner, �h€; business cam�rnunityand the Town leaders should wo�rk tog�ther closely to ma�Ce existing facifities and th�Town function more efficiently. 2.3 The ski ar�a owner, th� busin�ss community and th�Town l�aders shou9d work together to i�aprotie faciliti�s for day skiers. �.4 The comr�unity sf�ould improve sumrner recreafiona6 and cultural � opportunities ta encourage sumrner tourism. 3.0 G�mmercial 3.1 The hotel bed ba�e should be preser,�d and used more efificientfy. 3.2 The Vi�lage and Lionshead areas are the best location fo� hotels to serve the future needs of th� destination skiers. 3.3 Notels are irnportant t� #he c��atinued succes� of the Towr� a�Vail, th�refore conversic�n to candornir�iums should be disc�uraged. 3.4 �ommercial growth should be concentrated in exi�ting commercial areas to ac�ammad�te both lacal and visitor needs. 4.� Viflage Cor�: ! Liansnead 4.1 Future commercial development should cor�tin�e to oc�ur primarily in existing cornmercial areas. Future carrmrrtercial development in t{�e Core areas needs ta be earefully controlled to facilitate access and deli��ry. 4,2 Increas€�d der�sity in the Core areas is acceptable sa long as the existing ch�racterof each area is preserved t�orough�mplementa�ion of the Urban I�esign Guide Plan. � 5 4.3 Tf�e am�iance of Vail Viflag� is irrtipartant to #he ider�tity of Vail and � should be preserred. (scale, alpine character, small town fe�li�g, mountains, natural setting, intimate s�ze, cosmo;�o9i#an feeling, ��r�iranmental quality.) 4.4 The c�nnectian between the VilEag� Care and �ionshead shauld be enhanc�d through; a. lnstapation of a new ty�e of people mover b. Improving �he pedestrian systerr, with a creatively designec� cen�eetion, orien#ed toward a �ature walk, alpine garden, ar�dlor sculpture plaz.�. c. New develaprnent should t�e controlled to iirr7it commercial uses. 5.Q f�esidenti�l �.1 Additic�nal residential growth shauld continue to accur primarily in existing, platted areas and as appropriate in new areas where high hazards do not e�st. 5.2 Quality time-share units shcauld be accammodated ta hel� keep occupancy rates up. 5.3 Affordable employee housing shouEd 6e made av�ilable through pri�ate efforts,assisted by limited incentives, provided by the Town of � Vail with approy�riate restrictbons. � 5.4 Resid�ntial grawth shauld k�ep pace with the r�arketplace demands for a full rang� of housing types. , 5.5 The existing employee hQUSing base should be preserved �and upgraded. Additianal empfoyee housir�g needs sh�uld be accc�mmodated at varieci sit�s tnroughaut the comrr�unity. B. Town of Vail Streetseape Master Plan The Town of Vail is in the process af prepaTing a revision to the adc��ted Town of V�jl Streetscape Master Pian. The original Mas#�r Plan is an outgrowth af tt�e Vail ' Village Urban Design Guide Plan. The G�ide Plan was �createc� in 1982 to give guic[ance#o th�o�erall physiea�d�velopmentfarthe Village. En addi#ion to proviciing broad design guidelines, the Guide P6an s�ggested specific physical ir�prav�rnents for the 4�rllage. Improverr�e�ts such as new p'lazas, nevv landscape area,e#c. Alorag witi� the constructian of fhese p�ablic ��mprovem�nts ir�cfuded prc�posals to c�mpfete o�umerous privafe sectar improwements. Improv�ements such as building additior�s outc�ocar deck expansions,and fa�ade improvements. The Streetscape Master Pl�n was written ir� par# #o prQVide clear des�gn diTection for coordir�at�:d publiclprivate improvements. According ko the Maste�Plan, the purpase ofthe plan is to provide a f comprehensive ar�d coordinate�i conceptual d�sign fgr streetscape improver�ents that: � 6 � 1. is supported by tl�� community, 2. errriches t�e aesthetic appe�rance ofthe Town; and 3. emphasizes the importance of craftsmanship and creati�e design �n arder to create an excellent pedestrian experience. T'�e Tawn of Vail Str�etscap� Master Plar� also includas prQrrisi�ns for implernent�tion of the p1an. These irnplementatiorr provisions address the �onstruction of streetscape imprQV�ments I�ac�ted on private property. "As private properfy in Vail is ber'ng redeveloped and/or upgraded, arr opporfunity exrs�s far mar�y of the proposed Mast�rPlan improvements tc�b� done rn canjurrction with arenfirelybyprrvafe prvpertyowners. Forexample, the improvements in fhe Gore Creek Promenade were fun�fed in this manrrer. There rs no way to predict which prope,r°ty wil!be redevelo,p�d, ther�fcrre, each applrcafion fo redev�lopment wr!! need fa be revievwed to det�rmine what stre�#scape improvements c�n be cornpleted as par(� of [�he privafe construetion." C. 7itle 12,Vai� Zoning Regulations, Vail 7own Cade Chapter 12-1, Title, Purpose And Applicability(in part) S�cfion 12-1-2: Purpc�se: A. General: Thes�regulations are�n�cted for th�purpose of pramcatrng the health, safety,marals, and genera!tivelfare of the Town, and to prornote the coordinated and � harrrroniaus devebpment of fh� Town in a maranerthat wr11 conserve and enhance its natura! envirorrrraent and its established character as a r�sort and residenfial communrty of htgh quality. B. Specific. These regulatians are i,ntended to achieve the fallowing m�re speer�c purposes: 1. To provrde foradequate light air, sarritation, drar"nage, and public facilitres. 2. 7�secur�safety from frre,panrc, flood, avalanchc, accumufation ofsnow, I and other darrgerous conditrons. 3. Ta promote safe ar�d e�crent pedestrian ar�d vehicular tra�c circulafion and to lessen congesf�an irr the sfreets. 4. To promote adequate and approprrately loca�ed off-street parking arad load�ng facil�tres. 5. To conserve arad mairrta�n establr"shed corrrmunify quallties and ecanomic values. fi. To encQUrage � harmor�ious, convenient, wc�rkable r'elat+onship amang lanc�uses, cor�sist�rat wrfh Municrpal development�objectrves. 7. To prev�rrt ex�essive pt�pulatror� densities arrd�v�rcrowdrng af the land wifh structures. $. To safeguard and enhanc� the appearance of the Tav+n. 9. To cQr�serv� and pr�tect wildllfe, streams, woods, hillsides, arrd ather d�srrable nafural feafures. 90. To assure adequat� open space, recreation opporfunitres, and other amenrfles and faeilr'ties co,nducive to des�red livirrg quarters. 17. To �th�rwise provrd� for the growth ofara orderly and uiable cammur�ity. � 7 ARTICLE 12-7H: PUBLIC ACCOMQDATIQfV (PA) DlSTRICT (in part) � 12-7A-1: PU,�PC?SE: The Publr'c Ac�ommodation District rs rrrtended to provide srtes for Iodges arrd resrdenfia! accomrrtodations for�vislfors, togefher with such publr`c and sem�public facrlrtfes and lim�ted professic�na! offices, medical facflities, ,orivate recr�afion, commercia!/refar!and related visitnr-orrer�ted uses as rnay a,apropriately be located w�thln the s�me �'r'strict and compa�rbl� w�th adjaeent l�nd c�ses. 7h� Public Accomrrtocla#�r�rt Disfrrct�s intended fo ensure adequate lighf, air, open space, and Qfheramenities commerasurate wrth Jodge uses, and fQ rr►airrtarrr the des�rabl�resorf (.)U�3I1t1ES Of fI7E �istricf by establfsh+ng appr�priate s�te devefopment standards. Addrtianalraonresider�fra!us�s are permi�ted as conditronal uses which enhance the nafure of Vai]as a vacafian cc�rr�munity, arrd where permitted uses are intended�o function cornpati6ly with the h�gh density Iodging characfer r�f fhe Distric�. AR�ICL� 12-9A: SPECIAL DEV�L�PMENT (SD�D} DISTRICT {in part) 12-9A-'1; PURPUSE: The purpose of the Specia! I7�v�lopment D�strict is to �ncourage ��xibility and ereati�rty�n the�eveloprnen�afland in order�o promote its rnostappropri�te u�e;to irrrprove the de.�ign characterand quality of the ne4v development wrfh the Town;to facilitaf�fh� adequa#e ar�d eeonarrti�al provis�on of streets and utrlities;ta prese►ve tl�e naturaland scenic features ofopen space areas;and to furtherth�overall gaafs of the comrrtunitjr as stated in the Vail Comprehensrve Plan. An approved developrr�enf plan for a Speciaf D�velopmetat Districf, in conjirnction wit.I'r the � prop�rty'� und�rlying zone disfrict, shall estabJish the requirements for guidlRg developnrrentand uses ofpropertyrn�luded rn the SpecialDevelopmentDistrict� The Specral Develapmen�District does not apply to and rs not available ira th� fofJowing zor�e drstrfcts:Hillsrde Residerrtral, Srngfe-Famrly, L�uplex, Prrrrrary+/S+�condary. The elemerrts of the d�v�lopm�n�plan sh�ll be as outlrned ir� Sectron 7�2-9A-6 c�f thrs Art�rcle. 12-9A-9: DEVEL�PMEfVT STAN�ARf�S: Developrrrent starrdards ir�cluding lotarea, site dimensrons,setbacks, Height, density cantrol, sr�e coverages, Iand'scaping arrd parking sha!!b� deterrrrned by �he Town Courrcil as part vf fhe approved development plan �vith con,�ideration of the recommendations of the Planning and Environmenfal Gommission. B�for�tlae Town Council approves development sfarrdar�'s thaf deviate from fhe ur�d�rlying zr�ne disfrict, it should,be determined that su�ch deviation �rovides beneflts fo the Town that outweigh fhe adverse effects vf such deviatron. 7'his deterrnrnafion rs to b�made basec�or� eval�ation o�tFre propc�sed special developm�nt distriet's compliance wifh �he d�sign cr�teria outlined in Seetrort 12-9A-8 t�f this Article. 12-9A-10; AMEIVD,'tr1EfVT PROCEDURES: A. Minor Arnendments: 1. ,Minor rnodifica�ians consistent with the design crrferia putGned in subsect�on 72-9A-2(de�nrtlon sf"minoramendmen�")of thrs Artrcle, rnay,be F approved by the Departmen� of Co�rrlrraunity DeveFopment. All mtnor � s � modifications shall be indicafed or�a com�fetely revised develo,pmenf plan. Approved changes sha11 be noted, signed; dafedarrd filea`fay the Department of Community C+evelopment. 2. Notifrcationofaproposeafminc�ramendmsnf, and'arepvrtofstaff�ctionof said request, shal!be prov�ded to a!1 property owners within ar adjacenf to the special developmenf d'isfrict that may be affecfed by the amendment. A{fect�edproper�ie�shall be as determrrred bythe De,partmentofCommunity DeveJQpmerrf. Notifications shalf be postmarked no later than �ve (5) days folCowing staff actrc�n �ar� the amendment request and shall include a 6rief atafement �escribrng the amendment artd the time and date of when fhc Pf�nnirrg and Environmer�f�l Cc�mmission wifl be irrformed Of fhe sfaff decisron. !n a!1 cases the report to fhe Plaraning and Ertvirc�nment�! C�ammission shall be made within fwenty �2fJ) clays from the d�te of the sfaffs declst°on Qn ff�e requested arr,�ncfrr�ent. 3_ Appeafs of �faff deci�ians may be filed by �adjacent ,pro,perty owraers, owners of,pr�perty withitr the special developrnenf di�strict, ffie applicant, Planning and Envrronmental Commissian memt�ers ormembers offhe Tawn Council as c�uflrned rn Secfion ?�3-3 of this Title. B. Major Ameraa'ments: �. Requesfs for ma,jor arrrendment� fo an a�pro�red specia! developrr�ent � district shal! be revr`ewed in accordance with the pracedures described in Sectr'on 12-9A-4 c�f this Artrcle. �. Owners of a1! property requesting �he amendment, or fheir agents or authorized repres�r�fatives, sha!! sigrr the application. Noti�catlon of the proposed amendment shall be made fo owner�of all properfy adjacertt to the praperty requesting the proposed amendmerat, owr�er,� of a11 property adjacenf to the specia!developmerrt di�trict,and owners ofal!proper-ty within fhe specla! development distrlcf fha� may be a�fec�ed by the proposed amerrdriaent(as determ�ned by the l�epartment of Comrnunrty I�evelopmen�). Notrfic�tic�r� procedures shal! be as c�utlin�d 1n �ubsecti+�rr 12-3-fiC af th�s 7ftl�. VI. YHE SP��IAL DEVELOPM�h1T DISTRICT E�TAB�ISHMENT AND REVIEW PRtJ�C�SS Chapter 1 Z-9 of the Town Code pro�+ides far the amendmen#of existing Special Q�;�elopment Districts ira kh� Taw,+e� of Vail. According to Sectiorr 12-9A-1, the purpase of a Special Dev�;lopmer�t []istrict is, "To encourag� flexibiJrty artd creativity in tfre devefopment raf f�nd, �n order fo promo�e i�s most appropriate use; to rrr�arc�v� the design character and qualify of the nevv dev�lopment within the Town; to facifitafe fhe adequat� and econorriea! pravisian of streets and utilrties, to pre,�erwe fhe nafural ar�d scenic features of open space areas; and ta fur�her fhe ov�rall goars of fhe cornmunity as stated in � 9 the VaiJ Camprehens�ve Plan. An apprav�d develaprr�raf plan far a Specfal � L?evelopment Drstrrct, rr� cc�njur�ctic�n vwith the prvperties urrderlying a�ne disfrict, �ha!!establish fhe requrrements �`or guic�ing dcvelopment and uses of properfy rnclr�ded ir� the Sp�cral Develo,pment District." An apprQV�;d d�velopment plan is the principal docurnent in guid�ng the de�elopment, uses, and activities of the Speciae aeveloRment District. The deveEopment plan shall contain al1 �elevant material and information r�ecessary to estabeish the parameters with which the Speciai Developm�nt District shall adh�re. The d�velopmenf {�kan may consist of, b�t nQt be (imited to: the appro�ed site pPan; floor plans, building sections, and elevations: �icinity plan; parking plan; preliminaryopen spacellandsca!�e plan; densi#ies; and permittecf, conditianal, and accessoryuses. The de�ermination af permitted, conditional and acc�ssoryuses shalE be made by the P[ar�ning and Enuironmental Commission and Town Council as part af the formal rev��ew of the proposed der�eEc�pment plan. Unless further restri�cted thraugf� the re�iew of th� praposed Special De�efopment Destrict, permitted, ccanditi�nal and accessoryuses shafC be limited ta thos� permitted, canditiortal and access�ryuses in tf��: property�s underlying zone district. The Town Cade pravides.nine design criteria, which shall be used �s the principal criteria in ev�aluating the merits of the pro�osed majar arrtiendment to a S�e�cial Development District. It sC�all be th�e burder� ofthe applicant to demonstrate that su#�mittal material and the proposed developm�nt plar� cc�mp9ywith each o#the foilar,�ving sta�darcks, of dec�n�onstrate that ane or mare afthem is not ap,�[icable, or thata practical solution � cons�stent w�th t�e public iraterest has been achhe�d. V1L SURRQUNDIIVG LAND US�S AN1} Z�NING Land Us� Zaninq Nor�h: Mixed Use Special D�veloprri�ent Qistrict �lo. 6 5outh: Mixed IJse P"ublic A,ccammadation (PA} East: Mixed Use Special Devefapm�nt Qistrict hlo. 6 West: Mixed use Special DevefQpmen# �istrict Na. 6 VlII. 20NCNG ANALYSIS LegaC �escription: Lots M & 0, �lock 5E, V�il Uillage �St Filing Zoning: SDD No. 6, Public Acconnmodation (PA) District Lot Size: 3.45 acres I 1��,282 sq. ft. Development Standard Allowed Proposed Net Chan..qe±/- De�nsity(dvuellir�g �nitsJacre): 13 DUs/acre 13.2� DUsl�cre +0.25 DUslacr� �ross Residentia[ Floor Area:182,325 sq. ft. ti 8�i,561 sq. ft. + 4,236 sc�.f#. Retail Area'�2�% of GRFA}: 45,228 sq. ft. (25°/a} 43,566 sq. ft. (23%} - �,662 sq. ft. Site Cow�rage (max.}: 92,036 sq. ft. (6�%) no change no change � i� � Landscap�Area �min.); 36,433 sq. ft. (30%) no change ana change S�:tbacks; Front- 0.4' na char�ge na change Side - 5' na change no change R�:ar- 5' no change no ch�ng� Park�ng: 291 spa�c�s no change + 1.2 spaces Loading: 5 �erths nca ch�r�ge no change Height: 77.25' no change no change I}C. REVIEW CRITERIA A. Qesign compatibility and sensitivity to the imrnediate �nvironment, neighborhaod and adjac�nt prc�perties relativ�to �rchi4ectural design, scal+�, bulk, bui3ding heigh�, buf�Fer zones, id�ntity� character, visual inte�ri#yand arientafian. �n .�anuary 19, 2045, th� Town of Vail Design Review Baard cttnceptually reviewed t1�is pro,�asal. The Board was generally supportive of the desigr� and cornmented that they believed #he proposed architecture w�s in keeping with the character af t�re neighborhood a�d adjacent buildings. � B. Uses, activity and density whie�h provide a campatib�e, efficient ar�d w�orkable relationship with surrounding uses and activity. Special Dev�lapment District No. 6 was approve�i by the Tawn of Vail in 1976, p�rsuant to C3rdinan�e No. 7, Series of 1976. According to t1�e O�icial Zonir�g NEap of the Town of Vai1, th�e underlying zoning of the Vail VilEage Enn deueloprn�nt site is Publi�c Accammodation. Pursuant �o Title 12, Chapte�-7 of the Vail Tawr� Code, the purpose of the Public Accommbdation Zone District i5: "...to prQVide �ites for lodges and residential aecorrrnodafior�s f�r v�sitors, tcagether wtfh such public �rrd semrpublic facilitres �nd limr't�d,prc�fessiorral offices, medica!facilities, private recr�atian, ce�mnereiallre#ail and r'eJate�" � visitor-r��rented u�es as rnay appropriatefy be loca�ed within the same disfri�t and compatible vvith adjacerrt land uses. The Pubfrc Acct�mmadation Districf is intended fo ensure adequate Irght, air, operr space, ar�d other arnenrties carrrmensurafe with lodge uses, and to mai,nt�in the desira,hle resort qual�`ti�s of th� District�by esfablr.shing appropriats sii�e devela,pment standards. �ddrtian��nonresid�ntraf uses are perrnitted as conclitior�al crses wfrrch enhance the nature of Vail as a vacation comrrrunity, and where permitted uses are in�ended to functiorr campafibly with the hrgh density lodging character of the C3tstrict" FurE[�er, Sectdora 9�-7A�2, Permatted Uses, ofth� Uail �c�wn Cade stat�s, �he � followir�g uses shall b� p�rmitted in the PA District: � �i "Lodges, includin�p accessory eating, drinking, or retail esfa6lishrr�nts � loca�ecl wltlain the prrncipal use and not accupying mnre than ten percenf (90%) of the total grvss resr`dentiaf flQar area of the rrain struc�ure ar �tructures on the site; additfanal accessory diratng areas rray b� I�acated or� an outdoor deek, ,po�'ch, or terrace." Th,e applicant is r�ot praposing any chang�s of us�that deviate from the int�ntions of the Special []evelopment District ar the PA zane district. The slight increase in density with this proposal wcll not have a significant nega4ive impact on the functians of the s�rrour�ding uses and activities. While this site is not Iracated within the Cc�mmercial Cor� I (CC�)zone district{i.e. the Vail Vilfage}it is commonly perc�ived as part of the Village. T�he preservatianlincrease in dwelling units is encouraged by the Vail Vill�ge Master Plan and the CC1 requir�mer�t that any elimination of dwelGng units requires Planr�ing and Enviranmental Comrro�ission approval of a canditionai use permit. C. Corrrpliance with pa�lcing and loadir�� requirements as outlined in Chapter 'i� 10, Vail Town Cc�de. 7he construction of tfais dwel�ing unit will r�quire 1.4 parking spaces; how�e�er, the elimin�tia�of approximately 1,158 sq. ft.at existing retail s�ac�will reduc�the par�cing requi�ernent by 2.6 par�C6ng spaces. Thus ade�uate parking exists to accammadate �hi� proposal. The applica�t has submitfed verificatiorr tE�at the su�cient nurnbers ofi parking spac�s are �eang allocated to this propasag. Accor�iing fo I�stitute af Transporka�ion E�agineer's s#andards, this proposal wil�l res�lt in a reciuc�ion in the"tr�p � gen�ra#ion°' nurnbers for Special pev�Eoprment �istrict I�o.6, Vail '1lilEage Inn. D. Conforrrtity witn the app�icable e[ements af the Vail Comprehensiye Plah, Town policie� and Urban Design Ptan. The g��ls conkained in tE�e Vail Land Use Plan are to be used as the Town's pvlicy guwdelines during the review proc��s for the establishm�nt af a speciaf development district. St�ff has reviewed the Vail Land Use Plan and b�:lie�s the 'folfowing policies are rele�ar�t#o th� r�view of this proposal: 1, General GrowthlDe�elopm�nt 1.1 Vail shauld continue to grow in a cantrc�iled environment, maintaining a balance betwaen residential, commerciaE and recreationaf uses to sen,e both the visitor and the p�rmanent resident. 1.3 The quality flf devefopment shou�d be maintained an�! upgraded whenever possible. 1.12 Vail s�auld accommodate mast of the �dditiona� graw�h i�n existing developed �reas (infill). 3. Cammercial 3.4 �ommerci�l growth should be concentrated in existing commercial � � areas to accommadate bo#h icaca� and visitor needs. �2 � PuTSUant to the Tow� of Vail Streetscape Master Plan, t�e applicant is should b� responsible for constructia� andfar fun�Eing a portion of th� improvements#o the �ast Nleadaw I?rive streetscape. The Town of Vai� Public Works Ctepartment recommends t�at the �pplieant construct andlar f�nd the construction af the streetscape impro�verr��nks g�nerally lacated between #E�is buiPding and the north edge of the street rig�t-of-w�y and the stairs located to the w+est of this biaiEding. A �isual de�iction o�this area has been attached far ref�r�nce �see ,4ttachment E� Staff believes t{�e uses �nd activities prapo�sed are in compliance with the palicies, goals, and objectiv�s identified in the Vail Land �Jse Plan. E. Identification and �itigation of n�tural a�dlvr geologic hazards th� affect the prQperty on which the speciaf development district is prapased. According to the QfficiaM Town of Vai! Geologic Hazarcf Maps, the Vail Village �nn de�efcpment site is not located i�n anygeologically sensitive areas c�r within the 10L1-ye�r floadpiain. F. Site plan, buildin� design and locatic�n and open space prawsions c3esigned to produce a func�iflr�al dev+elopment respc�r�siwe and sensiti�� to natural � features, vegetation and vverall aesthetic qualityof t�e community. The proposal do�s not call for any modific�tions that would impact natural features � or vegetation. SfafF believes #hat the c�vcrall aesfhetic quality of the cornmunity wauld be enhanced by the proposed exteTior changes. G. A circula�ic�n system designet! tor k�oth vehicles and pedestrians addressing on and off-site traffic cireulation. Staff�elieves this propasal improve� #he existing �ehic�alar ae�d pedestria� on a�d ofF-site circulation, as th9s prapasal reduces the parking demarrdfor SpeciaC C�evelapment District No. 6 by 1.2 parkir�g �pace�. H. Functianal and aesth�tic landscaping and �pen space in order to r�ptimize a�d presenre natural f+�atures, recreation, v��ws and func#ic�ns. St�ff does �not believe that thi� criterion i� rePevaraf to this application sinc� no cf�anges to the site itselfior khe bui�di�ng's foo#print are proposed. 1. Ph�sing pEan or subdivision plan that will maintair� a workable, functior�al and efficient relati�r�ship throughout the deielopment vf the special development distric�t. Staff does not beiie�r� that this criterion is relewant �o this applicafiion as th� proposal will anly affect a portian o�Phase I of the Vail VilEage Inn dev�lopment plan and does nat rec�uire anyfurther phasing or subdividing. � � 13 X. STAFF R�EC4MMEhJDATIC]N � Staff recomrnends the PEanning �nd Errv�ronmental Commission forward a recommendation of approval, with conditians,to �he Vail Town Cauncil for the ap�plicanYs request of a m�jor amendment to� a specia� de�elopment district (5DD), pursuant to S�ction 12-9A-10, Amendment Pr�cedures, Vail Town Cod�, to allow for an am�ndment to Speciai De�elaprnent District IVo, 6, Village Inn Piaza, ta inc�ease the total alfowable gross resic�ential floor area (GF�FA} within the district, located at 300 �ast IVaeadow arive (Vail Village Inn), Lots M and O, Bloc�C 5a, Vail Village 'IS� Filing, and setting for�h detaiVs in regard fhereta 5taff's recornmendation is based upon the re�iew c�f the criteria described in Section IX of this memorandur-n and the evidence and testimony presented. Should the Plannir�g and Environmental Commission choose to forward a recommendation far approval,with cancfitiQns,fc�r this major amendrnerrt to a special de�eloprrient district,the Departrnent of Community De+relapment recommends thE Commissi�n pass the followin� mot�on: "The Planning anaf Environm�ntal Cc�mmissron forwards a recommendatron of a�rpraval, with cond�tions, to the Varl rawn Council far the applieant's request of a major amencimenf fo a sp�ciaf c�'ev�lopment disfriet(SDD}„ pursuanf to.Seetian 12- 9A-1Q, Amendment Pr�cedures, VaiA Towrt Code, �+� allow far an amendment fa Specfaf Develapment�District IVo. 6, VilJage Inn Plaza, to increase the tofa!allowa,ble gross residential f�oar area {GR'FA) wi#hirr the district located at 10Q East M�adow fJrive (Vail Vill�ge Inn), Lots �N!arad C?, Block 5D, 1✓ai! 4/r11�gc 9�r Filrng, arad seftrng � forth details in rec�ard fhere�a subject fo th� followang conditrons; 1. Appraval af f}��s mafor amendmenf t�a Sp�cia!Developm�r�t Disfrrct(S27I�) Na. 6, Var! UIIJage Plaza, sha11 be conffnger�t�par� Touvn of Vail a,pprc�val of�he relat�d desigrr revrewapplrcatian. 2. Prior to the issuance of a buildfr�g perrrrf for fhis majar amendment fo Spec�a! Develo,omerrf L?r�trrct(5DD) No. Fi, 1/ai1 Village Plara, the appl�cant sHal! submrt a construetion st�grns pJa»�o the T�wn of Vai1 Public Works Deparfinent far rev�ew arrd approval. 3. Pr]or to fhe r'ss�ance ofa tem,aarary or�nal Certffrcafe of 4ccuparrcyfor this major amendm�nt to Speeia!Dev�loprrrent L)istrict(SDD) 1Vo. 6, `Vail Village Plaza, �he applicant shal!amend the Condominium Map for the Vail Village Plaz� �ondarrliniums, pursuant to Chapter 93-6, Condominiurn and Tov�vnhouse Pfats, Vail Tawn Code. A nof� shalf be placed pn the plat icfentifying the parkirrg spaces dedreated �o Un,�s 16, 17, and�9, Vai!Village Pfaza �ondominiums. 4. Prior to the issuanee afa temporary or final Certificat�e of Occup�ncyfpr fhis maJQr amendment ta Special C7evelo,omen�Distric#(5DD) No. 6, Vail V'ilfage F'1aza, the �pplicant shall construcf andlor frand that,�art�ion of the East Mea�'ow Dri�re Streefscape rrrpprovemenfs fo be ct�n�fruc�ea'in accoro�ance wrth the Towri of Val! Streefscap�Master Plan (see Aftachm�ent E)," � 14 � � Should the Plan�ir�g and En�ironmental Commission forward a recammendat�on of a�pra�al, with conditions, tc� the Vaii Tawn Council for#he applicant's requestfor a major amendment to a special developm�nt district �SD�},the Department of Camrnunity QeWelopment recomrr�ends the Cammissi4n makes #he i�ilowing fanc€ings; `SBased upor� fhe review of fhe criteria ouflin�d in Seetion IK th�s Staff inemorandum to the Planning and E'nvironmenta! Cammrssinn dafed January 24, 2t1C35, and the evidenc� ar�d testimany presented, the Planning and Environmenfal Commi�sian �no�s: Th�t the praposed mafor amendment to Specia!Developmenf Districf f�fo. �', Village Inn Plaza, ta increase the tatal aIlowable gross residenfial floor area (GRFA) wr�hin fhe district, and setfing forth detail� in regard theretQ, cc�rtplies with fhe nine design criter�a outfrned in SectiQn 12-9A-8, Vaif Towr� Code. _ F�rrthermore, the applfcant ha� derrx�nsfrated�o the satisfaction of the Commi�siar�, based upon �he testirr,any and evidence presented, thaf any adverse eff�cts af the requested devrations from the develQpment standards of fhe underlying zorring are oufweigh�d 6y the public bene�ts provrafed. Lastly, tf�e Commission �nds that the request is consistenf varth the develapment goals anaf objeCtives ofthe Tov�." XI. ATTACHMENYS � A. Vicinity Map B. Applicant's Request C. Arc�itectural Plans Q. Photographs E. 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' � d�� ., - � �. . . . . �''�' .� 'S ' �.4� � y � - . ... . '.V �.� .. �d,f. . .,•. .� � �` �� _ � i ��F � 1"Cf Iv, t .. `. � ��j {� R � �k y �a� ' . � ��� � �.� �������� � � ��� � 4 �� �- ��; ��.�,���,��, ����.�'�,� � `�3 �r #��-�� � i;� � �. ;. j �� - ��..��� �_ : r� '�' - - � �b�F� r�� �� �� .. � Attachment: B - F..:;� � :. � .tz�`� Ff�ITZL�N PIEf�C�E AR�HITE�� .. ;�:- _. .. u�,i�,co�ar�noa � N�E�eml�er 5, 2[?0� Unit 76, 17, 29 Vail Vil[age Plaza Conclo�rniniums Parcel #210�0�325F�0�� L7escri��tio�� of Reyu�st Thris Proposal involves exterior i9Y���rca�ements to street level eo�iime��ci4-�I spaccs in Units 16 a��d �7 and coi7version of up��er le4�e! sp�;ces (prii��Zrily Ur�it 2J) Co a resic�ential Dwellir�� Ur�it. A��praximately 7�3 sy�tare feet of UrZit 17, in thc northeast corner c�f th� norih ��laza level 4vill f�c ce�rl�rertec# to a�� Entry for ihe Qwelli��g Unit A�3Farox�rr�ately 1 f��I sc�uarH fect of Unit 1 i will rcma+n commcrcial on the nar�h plaza. Unit 1 i currently contains a "Lof�" t�f 7F�proxir��ately 1S3 squ��re feet. This "Loft"�v�ll �e removed. Uni[29 will lae ccanverte�� to � two story resicl�i�tia� D�velE4ng Unit thak co��tains �p�3roxir�nately 210� square feet of GRFA (74 at entry, ti53 on level 2, 1177 oa� I�vel 3) . Ur�it 29 curree�tly, is a���aroximately 939 st�uare feet (714 on I�vel 2, 22� Qn leve! 3). The Proposal c�eaes not devi�te fr�m the deveEopment stanc�ards of the unclerlying zone district. � NEED'5 T4 [iE C�MPLETED Zonin Anal �sis fbased on Sl�d #G and Qrdiii�nc� No, 15 Series of 2(l41 (lJniks 1�,17,29]} Existiri� Pea�osed Lo�Area 15C1,2g2 sq, tt. N� chan,ge Total GRFA 1$'�,457sq. ft. 186,56"I sc�. ft Ur�it�7, 29 GRFA Nane �1 Q4 sy. ft. aU ��er acre 12.75 13.25 5it� Coveran�e G"1% or 92,036 sc{. f1. �!c� change Setlaacks: �ront .8' f�o change Sicies 5' hfa ch.�n�e Rcar 5' No change r � FRITZLEN ' , . . a:r�_. PI EE2CE �i�� , . :.�% � r.. ' . , �3. .... �...-�.� � . • . �,}~.`-�.'.......-,...�3 . ..� if's�s",. ::tl�%tt'C-�-::ir-Cis.�_t_=!7:. FRITZL�N PIERCE Af�CHIT�CTS - �ai�,cc��o�,�oa � Unit 5 Vail Vifla e Ca��domie�iE�m Z�nin An�-�I sis Continu�r� Height 77.�5' {site {Y�ax) 33.5' (existin� Unit 'lt�) No �hange Parking 291 sf�aces No change in numl��r nf s�aaces but conaersion of ret�il s�»ce s��c�ulc� red�ce �arking requirement {2.� spaces required for retail, personal seivices, 1.� spac�s reyudrer� f�r lalJ) Loading 5 bertl7s ��o change Commercial Area 25%of Gf�FA, �r 43,096 sg, �t_ 42,74(}st�. it (43,D9f-- 1,166} � • c r-�irz�Er� , . , ,. r,,:.� � „,. ; � I��EE�CE E '. .. r, . 'i � . ` . 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