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.
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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. �
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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.
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� 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
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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. �
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� 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.
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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:
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� 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.
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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
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� 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. Requir�d Str�etscape Niaster Pian �mprov�ment Area
F. Preliminary East Meadow Drive Streetscape Design
G. Public iVotice
�
15
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- F..:;� � :. � .tz�`� Ff�ITZL�N PIEf�C�E AR�HITE�� ..
;�:- _. .. u�,i�,co�ar�noa
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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
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FRITZL�N PIERCE Af�CHIT�CTS -
�ai�,cc��o�,�oa
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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}
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