HomeMy WebLinkAboutApplicant letter, citizen letters i .
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ATTORNEYS & COUNSELORS AT LAW
1000 South Frontage Road West . Suite ?00
VAIL. COLORADO 81657
Sherman & I3oward L.L.C. TELEPHONE: (970) 476J646
FAX: (970) 476-7118
OFFICES M: D[NVER • COLORADO SPRMGS
PH06NIX • RENO � LAS VEGAS
Timothy N. Devlin
Direct Dial # (970) 790-1605
GmaiL• tdevlin�shcrmaaho�ti•ard.com �
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September 24, 2008 '�,
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Town of Vail I!
Department of Corrununity Development
75 South Frontage Road
Vail, CO 81657
Attn: Nicole Peterson, Planner
Re: Colondo Company, Unit #602, Village Inn Plaza ;
Request for Approval for a Major Amendment to SDD #6 to Increase the Total '
Allowable GRFA within the District from 186,561 sq. ft. to 187,798 sq. ft.
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Dear Nicole: �
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Thank you for the opportunity to submit revised information and design drawiilgs related to
Applicant Colondo Company' s pending appiication for a Major Amendment to SDD #6 . This letter and ;
accompanying materials are intended to modify the application as described herein.
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I. Descrintion of the Nature of the (Revised) Proiect: i
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The Applicant, Colondo Company, current owner of Village Irui Plaza Condonunium Unit # 110,
is requesting approval for a major amendment to SDD #6 to increase the total allowable gross residentiai
floor area (GRFA) within the district from 186, 561 sq. ft. to 187,798 sq. ft. The Applicant is proposing to
combine Unit # 110 with a op rtion of Unit #602 located immediately below . Unit #602 currently totals
approximately 3 ,229 sq. ft . , and is now leased by four tenants : (i) Digits Nail Boutique ( 108 sq. ft . ), (ii) ;
Robinson, Mitchell & Associates (312 sq. ft .), (iii) To Catch a Cook ( 1 , 830 sq. ft.), and (iv) Tezla' s '
Lingerie (979 sq. ft) . �
The op rtion of Unit #602 that the Applicant is proposing to convert from retail and office uses to
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residential use (the "Preinises") is as follows :
(i) all of Digits Nail Boutique (which will be relocated elsewhere witllin #602) : 108 sq. ft. �
(ii) portion of Robinson, Mitchell (which will likely remain in reconfigured space) : 115 sq. ft.
(iii) portion of To Catch a Cook (which will be relocated into Tezla' s vacated space): 976 sq. ft.
(iv) miscellaneous (e. g. interior partition walls removed) 38 sq ft
TOTAL : 1 ,237 sq. ft.
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Enclosed herewith are existing and proposed architectural design drawings prepared by Blue Line '
Architects for the Applicant, which have been revised from the original submission. GRFA has been
reduced from 1 ,483 sq. ft . to 1 ,237 sq. ft. , and 197 of 312 sq. ft. of Robinson Mitchell ' s space is retained ;
as office/ retail use. There are two primary coinponents to the proposed project request: ( 1 ) conversion of
the Premises ( 1 ,237 SF) from retail and of£ice uses to residential use (connecting to Unit # 110 above — �
level 105 .0 ' ); and (2) conversion of one existing bedroom and batlu-oom in Unit # 110 (level 105 .0 ' ) to �
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become a dining area. Additional minor alterations to existing Unit # 110 include the addition of a powder
bath, a pantry, and an interior stair connecting Unit # 110 to the Premises below .
II. Statement of How and Where the Proposed Development Deviates from the Development
Standards in the Property' s Underlyin� Zone District:
The underlying zoning district is Pubiic Accommodation (PA) . The proposed project does not
deviate from the Development Standards in the PA District. The Applicant is requesting to increase the �
total allowable GRFA within SDD #6 from 186,561 sq. ft. to 187,798 sq. ft. by the addition of 1 ,237 sq.
ft. of GRFA.
III. Zoning and Parking Analysis :
Unit #602 :
Existing office & retail area, Unit #602 : 3 ,229 sq. ft.
Area of portion of Unit #602 converted from of�ce & retail uses to residential use: 1 ,208 sq. ft.
Remaining office and retail area, Unit #602: 2,021 sq . ft.
Note that of the 1 ,208 sq. ft. proposed to be converted from retail &office uses to residential use,
only 108 sq. ft. (Digits) has frontage along the pedestrian plaza, the remaining 1 , 100 sq. ft. is
interior to the building.
Unit #110 :
Existing GRFA, Unit # 110 : 2, 310 sq. ft.
Additional GRFA, Premises (converted portion of Unit #602) : 1 ,237 sq. ft.
Total GRFA of Unit # 110 (after combination w/Pretnises) : 3 , 547 sq. ft .
Parkin :
Residential Use: Village Inn Plaza is located within Commercial Core Area Parking Map 1 , Vail Village.
Per Town Code § 12- 10- 10, all dwelling units in Core Area Parking Map l , regardless of size, are required
to have a minimum of 1 .4 parking spaces . Therefore, the addition of 1 ,237 sq. ft. of GRFA to Unit # 110
will not result in any additional parking spaces being required.
Retail & Office Uses : The decrease of approximately 1 ,208 net sq. ft. of professional office and retail area
from a portion of Unit #602 will result in an overall decrease in parking required as follows:
Retail and personal service area being eliminated from Unit #602 ( 108 + 976) equals 1 ,084 sq. ft . , which
results in a reduction of 2 . 5 parking spaces (based on requirement of 2 .3 spaces per 1 ,000 sq . ft .) ; and �
Professional/business office area being eliminated from Unit #602 equals 115 sq. ft . , which resuits in a
reduction of 03 parking spaces (based on requirement of 2 . 7 spaces per 1 ,000 sq. ft . ) .
TOTAL REDUCTION IN PAI2KING DEMAND : 2.8 PAItKING SPACES
IV. Desi�n Criteria for Evaluatin� the Merits of the Pronosed (Chan�es to) Special
� Development District (from Town Code 12-9A-8) :
A. Design compatibility and sensitivity to the immediate environment, neighborhood and
adjacent properties relative to architectural design, scale, bulk, building height, buffer
zones, identity, character, visual integrity and orientation.
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The proposed exterior alterations, including new windows and an entry door are compatible witli
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.
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The proposed conversion and additional GRFA are consistent with the surrounding uses and ,
activities, and would likely result in increased activity in the area since Unit I 10 is occupied by the I
Applicant and its guests, on average, eighty (80) days per ski season. Note that Digits will be relocated !
witlun the same building at a different location, as will the portion of To Catch a Cook being converted i
(more below) .
Note also that the portion of Robinson Mitcllell ' s space proposed to be converted from office to
residential use is 115 sq. ft. , and the portion of To Catch a Cook' s space to be converted from retail to
residential use is 976 sq. ft. Both spaces are interior to the building, and do not front directly onto the
pedestrian plaza. Thus, of the 1 , 199 sq. ft. that is proposed to be converted from retail and office uses to
residential use, only 108 sq. ft. (Digits) has direct frontage along the pedestrian plaza; the remaining 1 ,091
sq. ft. ( 115 + 976) is interior to the building. To Catch a Cook will reconfigure its leased space to include
the area currently occupied by Tezla' s, wliich has decided not to renew its lease. The 108 sq. ft. from
Digits ' space will be used to accornmodate a small entry foyer and new stairway to Unit # 110 as shown
on the enclosed revised floor plans .
C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of the Vail
Town Code.
l . Parkin�:
a. Residential Use: Village Inn Plaza is located within Commercial Core Area Parking Map
1 , Vail Village. Per Town Code § 12- 10 - 10, ali dwelling units in Core Area Parking Map 1 ,
regardless of size, are required to have a minimum of 1 .4 parkin� spaces. The addition of 1 ,237
sq. ft. of GRFA to Unit # 110 will not result in any additional parking spaces being required.
b. Retail & Office Uses : The decrease of approximately 1 ,208 sq. ft. of professionai office
and retail area from a portion of Unit #602 wili result in an overall decrease in parking required as
follows:
Retail and personal service area being converted from Unit #602 equals 1 ,084 sq. ft. ( 108 +
976), which results in a reduction of 2 . 5 parking spaces (based on 2 . 3 spaces/ 1 ,000 sq . ft. );
Professional/business office area being eliminated from Unit #602 equals 115 sq. ft. , which
results in a reduction of 0. 3 parking spaces (based on 2 .7 spaces/ 1 ,000 sq. ft .
TOTAL REDUCTION IN PARI{ING DEMAND : 2.8 PARKING SPACES.
2 . Loadin�: The proposed conversion will have no impact on loading within SDD #6 .
D. ConformiTy with the applicable elements of the Vail Comprehensive Plan.
The proposed addition of 1 ,237 sq. ft. of GRFA to SDD #6 is in conformance with the applicable
elements of the Vail Comprehensive Pian, Vail Land Use Plan, and the Village Master Plan. It should be
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Sherman & I3oward L.L.c. �
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noted that similar requested conversions for increased GRFA within SDD #6 have been approved by
Town Council (after recorrunendations of approval from both staff and PEC) for the following:
1 . Units 17 & 29, Vail Villa�e Plaza Condominiums. Phase I (2005 ) .
The applicant uncler this request for a major amendment to SDD #6 received approval to
convert portions of then Units 17 and 29 (formerly Phoenix Rising and Steven Reeve Art Gallery
locations) &om retail/commercial use to a new dwelling unit, thereby adding 2, 104 sq. ft. of
GRFA to SDD #6 (and increasing density) . Entry to this new Unit #29 is directly from of the
pedestrian walkway. (See Ordinance No. 6, Series of 2005, and staff inemo to PEC dated
January 24, 2005.)
2 . Portion of Alpenrose Restaurant, Vail Village Plaza Condoininiums Phase I (2003) .
The applicant under this request for a inajor amendment to SDD #6 received approval to
convert a portion of the Alpenrose to a new dwelling unit, thereby adding 2 , 132 sq. ft. of GRFA
to SDD #6 (and inereasing density) . Entry to this new unit is also directly from the pedestrian
walkway. (See Ordinance No. 32, Series of 2003, and staff inemo to PEC dated June 9,
2003 .)
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 conversion area is
not located in any geologically sensitive areas or within the 100-year floodplain of Gore Creek or its
tributaries .
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
traf�c circulation.
The proposed conversion of existing office and retail space to residential use for an addition to
Applicant' s existing dwelling unit will have no detrimental impact on vehicular or pedestrian circulation
on or off-site. See Section IV. B above.
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 tliis request.
I. Phasing plan or subdivision plan that will maintain a workable, functional and ef�cient
relationship throughout the development of the special development district.
The addition is not proposed in phases .
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Sher�an & Howa�d I.,.L.c.
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Thank you again for your assistance in working through the issues that have arisen as a result of
Colondo Company' s Application. Please do not hesitate to contact me directly if you have any questions
or would like additional information.
Very Truly Yours, �
SHERMAN & HOWIIRD L. L. .
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Timothy . Devlin
Enclosures — Revised Arclutectural Drawin�s :
A2 . 1 — Leve195 .0 ' Existing/Demolition P1an;
A22 — Level 95 .0 ' Proposed Floor Plan;
A2 . 3 — Level 105 .0 ' Existing/Demolition Plan;
A2 .4 — Level 105 .0 ' Proposed Floor Plan;
A2 .5 — Level 114.4' Floor Plan (No Modifications);
A3 . 1 — Existing and Proposed East Elevations;
A3 .2 — Existing and Proposed North Elevations;
A5 . 1 — Vicinity Map and Photo Reference
cc : A. Chedraui
J. Staufer
S . Brummett
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: 100 C. Meadow D�•ive . Suite (�
' V1i1 Colc,r��o 81657
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• UN.LTED STr�TES nF Ah1ERfCA ;
. Pltane 97� =�77-Z l 53 Fax 97q �77-2155
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Ob111 � c»1 , M1tC�'le� � & A.ssociates LLC
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Tuesday, September 23, 2008 �
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Town of Vail �
Planning Board I
Vail Co . 81657 �
Sirs and Madams
I have rr�y ofFice in a portion of the property known as Unit b02 Village Inn Plaz�
Condominiurn that is currentfy in the process of converting a portion into residential that is now
commercial . I will loose a part or all oF the sq . footage of my existing Re�al Estate office i � the
canversion .
I had agreed from the onset to relinquish the lease interest in my portion for the
redevelopment. I am cer�ainiy willing ta do so and I approve the change if I am able to remain
in a down sized portion if that is the approved plan .
In my nine year tenure in this area it has never been a traffic area for shapper or other parties ',
and is strictly a destination space far myself and , I believe, Didgits space as well . I am sure the
Didgits space located in a portion of what is now Tezla's wi11 be comparable if not betker for the
tenant
I would be glad to answer any questians you might have. '
S( ncerely,
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Williarn ( Rabby} Robinson
Robinsan Mitchell & Associates
Qcculiry Service a.nd Detail.ed . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Atteittiofz to a.11 oz�r cl.ierits need,s a.t
catl. tirries.
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hdOV - 15 - �C�09 c3 : 41 Fron•� : To : SHERMAhI HOWRRD P . 1 � 1 I
.�laniun� �d Erivirc�iirticntal Commission
Tawn of Vail
Vail 'Colc,rad� 81b57
�eptember 23 , 2U08
Tc� whpm it. may cqncertt,
The iUndersi�ned support5 the ce�l�version of the present back s ace c�f cammcrci�l to be
part � of Cl�e unit owned hy 1vSr. Chedraui ,
Thejspace uiider ca�s�deratiar+ is not prime comrnercial and ha na ex�c�sure to the
public.
.Beirig part of a residential unit is a much better. use For the spa e.
This is iri kcepin� witl:t pric�r conversions in SI"�D 4 whicli a110 cd marginal commercial
tt, he used for residentia�. ( .1�a1ph Latrren F'olo Shop, Alpenras , Maiz' Dressing Saloz� )
Yotir� tnily,
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Pla�zning and Environmental Comrnission '
Town of V�.i!
Vail Colorado 81557
September 23 , 2008
To v✓hom it may concern,
Tize undersig»ed supports the conversion af the present back space o� commercial to be
part of the unif: owned by Mr. Chedraui .
The space under consideration is not prim� cammercial and has no exposure ta the
�ublic.
Bein� part af a residential unit is � much better use far the space.
This is in keeping with priar conversions in SDD 6 which allowed ma.rginal commercial
to be used far residential. ( Ralph Lauren Polo Shop, A.lpenrose, Hair Dressing Salon )
Yours truly, �
G'�1J `i1.�12'" "`,-- ��'��°'t--�'Z�" -
�,I�,SC� � f� /�/ l So �tI dF �
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Plannin and Environmental Commis�ion '
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Town of Vail !
Vail Colorado 81657 �
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September 23 , 2008 I
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To whom it may concern, I
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The undersigned supports the conversian of the present back space of comrriercial to be ;
part of the unit owned by Mr. Chedraui. �
The space under cansideration is nat pzi�ne comrnercial and has no exposure to the
public.
Being part o� a residential unit is a much better us� fdr the space.
This is in keeping with prior conversions in SDD 6 which allawed marginal commercial
to be used £or residential. ( Raiph Lauren Palo Shap, Alpenrose, Hair Dressing Salon )
YOLlCS tlU�y,
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