HomeMy WebLinkAboutPEC Memo 9_22_08 (2) MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: September 22, 2008
SUBJECT: A request for a final recommendation to the Vail Town Council on a major
amendment to Special Development District No. 6, Village Inn Plaza,
pursuant to Article 12-9A, Special Development District, Vail Town Code,
to allow for the conversion of an existing office and retail space to
residential for an addition to an existing dwelling unit, located at 68
Meadow Drive (Village Inn Plaza)/Lot O, Block 5D, Vail Village Filing 1,
and setting forth details in regard thereto. (PEC080049)
Applicant: Colondo Company, represented by Sherman & Howard, LLC
Planner: Nicole Peterson
I. SUMMARY
The Applicant, Colondo Company, represented by Sherman & Howard, LLC, has
requested final review by the Planning and Environmental Commission for a
major amendment to Special Development District (SDD) No. 6, Village Inn
Plaza, Phase III, to allow for the conversion of an existing office and retail space
to residential for an addition to an existing dwelling unit, located at 68 Meadow
Drive.
Based upon Staff's review of the criteria outlined in Section VII of this
memorandum and the evidence and testimony presented, the Community
Development Department recommends the Planning and Environmental
Commission forwards a recommendation of denial of the major amendment to
SDD No. 6, Village Inn Plaza.
II. DESCRIPTION OF THE REQUEST
This major amendment request includes the conversion of existing office and
retail space to residential for an approximate 1,483 square foot addition to
existing residential unit #110. The proposed addition is immediately below the
existing unit #110 (Plan sheet A2.2 - Level 95.0') and includes a new exterior
entrance off the pedestrian plaza on the north side of the building, mudroom,
staircase, media room, three bedrooms and four bathrooms. The proposal also
includes the interior reconfiguration of the existing unit #110 level 105.0' and
minor exterior alterations. The proposal does not include any additions outside
the exterior walls of the existing building.
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The addition area is currently occupied by three lessees: a) Digits Nail Boutique
(122 square feet of retail); b) Robinson, Mitchell & Associates (343 square feet of
office), and c) the eastern one-third of To Catch a Cook (1,018 square feet of
retail). The definition of a Major Amendment includes any proposal to change
uses. Therefore, a major amendment to SDD No. 6, Village Inn Plaza, Phase III,
is required, pursuant to Section 12-9A-2, Vail Town Code.
III. BACKGROUND
Special Development District No. 6, Vail Village Inn, was adopted by Ordinance
No. 7, Series of 1976. The subject site was part of the original Town of Vail
created in August of 1966. The subject site is part of Phase III of the Vail Village
Inn Special Development District (SDD). The various phases of the district have
been amended numerous times since their inception. These amendments affect
projects ranging in scope from minor remodels to construction of the new Vail
Plaza Hotel.
IV. ROLES OF THE REVIEWING BOARDS
Order of Review:
Generally, applications will be reviewed first by the PEC for impacts of
use/development, then by the DRB for compliance of proposed buildings and site
planning, and final approval by the Town Council.
Planning and Environmental Commission (PEC�:
The PEC shall review the proposal for general compliance with the criteria set
forth in Section 12-9A-8: Design Criteria and Necessary Findings, Vail Town
Code.
Desiqn Review Board:
The Design Review Board has no review authority over a Major or Minor
Amendment to a Special Development District (SDD), but must review any
accompanying Design Review Board application.
Town Council:
Upon receipt of the report and recommendation of the Planning and
Environmental Commission, the Town Council shall set a date for hearing within
the following thirty (30) days. Within twenty (20) days of the closing of a public
hearing on a proposed SDD, the Town Council shall act on the petition or
proposal. The Town Council shall consider but shall not be bound by the
recommendation of the Planning and Environmental commission. The Town
Council may cause an ordinance to be introduced to create or amend a special
development district.
V. APPLICABLE PLANNING DOCUMENTS
Vail Town Code
12-9A: Special Development(SDD) District
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12-9A-1: PURPOSE: The purpose of the special development district is to
encourage flexibility and creativity in the development of land in order to
promofe its most appropriate use; to improve the design character and
quality of the new development with the town; to facilitate the adequate
and economical provision of streets and utilities; to preserve the natural
and scenic features of open space areas; and to further the overall goals
of the community as sfated in the Vail comprehensive plan
12-9A-2: DEFINITIONS (in part)
Major Amendment: Any proposal to change uses; increase gross
residential floor area; change the number of dwelling or accommodation
units; modify, enlarge or expand any approved special development
district (other than `minor amendments'as defined in this section).
12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS: Please see
section Vll of this memo which states and discusses Section 12-9A-8.
12-7A: PUBLIC ACCOMODATION (PA) DISTRICT
12-7A-1: PURPOSE: The public accommodation district is intended to
provide sites for lodges and residential accommodations for visifors,
together with such public and semipublic facilities and limited professional
offices, medical facilities, privafe recreation, commercial/retail and related
visitor oriented uses as may appropriately be located within the same
zone district and compatible with adjacent land uses. The public
accommodation disfrict is intended to ensure adequate light, air, open
space, and other amenities commensurate with lodge uses, and to
maintain the desirable resort qualifies of the zone district by establishing
appropriafe sife development standards. Additional nonresidenfial uses
are permitted as conditional uses which enhance the nature of Vail as a
vacation community, and where permitted uses are intended fo function
compatibly with the high density lodging character of the zone district.
Town of Vail Land Use Plan
Chapter 1— Infroduction - 1. Purpose of Project (in part):
This document is intended to serve as a basis from which future decisions may
be made regarding land use within the Valley. The primary focus of the Land
Use Plan has been to address the long-term needs and desires of the Town as it
mafures.
Chapter ll—Land Use Plan Goals and Policies:
Staff has included the relevant Goals and Policies of the Land Use Plan in
Section VII, Criteria D, of this memorandum.
Vail Village Master Plan
Staff has included the relevant Objectives and Policies of the Vail Village Master
Plan in Section VII, Criteria D, of this memorandum. The subject property is
within Vail Village Master Plan `Mixed Use Sub-Area #1,' shown below.
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MIXED USE SUB-AREA (#1�
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The Mixed-Use sub-area is a prominent activity center for Vail Village. It is
distinguished from the Village core by the larger sca/e buildings and by the limited
auto fraffic along East Meadow Drive. Comprised of five major development projects,
this sub-area is characterized by a mixture of residential/lodging and commercial
activity.
There is a great deal of potential for improvements to both public and private facilifies in
the area. Among these is the opportunity to develop gateway entries to the Village at the
4-way stop and at the intersection of Vail Road and Meadow Drive. It is also a long ferm
goal to strengthen the connection between this area and the Village core area by
reinforcing the established pedestrian linkages. Pedesfrianization in this area may;
benefit from the development of retail infill with associated pedestrian improvements
along East Meadow Drive and the developmenf of public access to Gore Creek.
A significanf increase in the Village's overnight bed base will occur in this sub-area with
the development of the final, phase of the Vail village Inn project. In addition, commercial
and residenfial/lodging development potenfial is identified in sub-area concepts 3, 4, 6
and 8. The completion of these projecfs will essentially leave the sub-area "built out".
#1-1 Vail Village Inn (Map below�
Final phase of Vail Village Inn project to be completed as established by development
plan for SDD #6. Commercial development at ground, level to frame interior plaza with
greenspace. Mass of buildings shall "step up" from existing pedestrian scale along
Meadow Drive to 4-5 sfories along the Frontage Road. Design must be sensitive to
maintaining view corridor from 4-way stop to Vail Mounfain. Special emphasis on 1.2,
2.3, 2.4, 2.6, 3.2, 4.1, 5.1, 6.1.
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#1-6 Crossroads Infill (Map below)
Commercial infill over new underground parking lot in conjunction with a large public
plaza with greenspace area (exisfing and new parking demand to be provided on site).
While configuration of infill may be done a number of ways, it is the overall intention to
replace existing surface parking with pedestrian corridors into a commercial area, as well
as to provide a sfrong building edge on Meadow Drive and streetscape improvements.
Improvement of the planted buffer adjacent to the Frontage Road is also important.
Relocation of loading and delivery functions and entry to parking strucfure from Frontage
Road is strongly encouraged to reduce traffic on Meadow Drive. Pofential to improve fire
access a/so exists in the redevelopment scheme. Special emphasis on 2.4, 2.5,.2.6, 3.1,
4.1, 5.1, 6.1, 6.2.
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VI. ZONING AND LAND USE
Zoning: Special Development District No. 6 and
Public Accommodation (PA) District
Land Use Plan Designation: Village Master Plan
Development Standard Allowed/Required Existinq Proposed
Setbacks:
North: Per Dev. Plan* Per Dev. Plan No Change
South: Per Dev. Plan* Per Dev. Plan No Change
East: Per Dev. Plan* Per Dev. Plan No Change
West: Per Dev. Plan* Per Dev. Plan No Change
Building Height: Per Dev. Plan* Per Dev. Plan No Change
Parking: One additional space is required for unit #110, with
the proposed addition/ conversion. The applicant is
proposing to deed one additional space to unit
#110 as shown on sheet A1.3.
Site Coverage: Per Dev. Plan* Per Dev. Plan No Change
Landscape Area: Per Dev. Plan* Per Dev. Plan No Change
*The building bulk control standards are allowed as shown on the approved development plans.
Employee Housing: The proposed addition triggers an employee housing
mitigation requirement under Section 12-24, Vail Town Code (Attachment C).
VII. REVIEW CRITERIA AND FINDINGS
Section 12-9A-8, below, outlines the design criteria for Special Development
Districts. Staff has responded to each of the criteria as they relate to the
proposed conversion of existing office and retail space to residential for an
addition to an existing dwelling unit.
12-9A-8: DESIGN CRITERIA:
The following design criteria shall be used as the principal criteria in evaluating
the merits of the proposed special development district. It shall be the burden of
the applicant to demonstrate that submittal maferial and the proposed
development plan comply with each of the following sfandards, or demonstrate
fhaf one or more of them is not applicable, or fhat a practical solution consistent
with the public interest has been achieved:
A. Design compafibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design,
sca/e, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
6
Staff believes the proposed exterior alterations, including new windows
and a door are compatible with the existing building architecture. There
are no exterior building additions proposed.
B. Uses, activity and density which provide a compafible, efficient and
workable relationship with surrounding uses and activity.
Staff believes the proposed use change of the existing retail (Digits Nail
Boutique) and office (Robinson, Mitchell & Associates) fronting on the
pedestrian plaza on the north face of the building is inconsistent with the
surrounding uses and activity. The proposed addition will privatize the
pedestrian-level fa�ade and create an un-welcoming, in-active, dark plaza
frontage that will hinder the existing, adjacent retail (Tezla Lingerie) and
showroom (Claggett-Rey Gallery) activity in the pedestrian plaza.
The adjacent property, directly to the east, Solaris, is currently under
construction. The proposed plans include a tunnel that will link the Vail
Village Inn pedestrian plaza (subject property) with the proposed Solaris
plaza and shops. The tunnel, when complete, will provide a pedestrian
connection that increases circulation and vibrancy through the retail
corridor. The pedestrian connection in the subject property retail area is
highlighted as part of the Village pedestrian network, illustrated in the Vail
Village Master Plan - `Parking and Circulation Plan' (below).
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C. Compliance with parking and /oading requirements as outlined in
Chapter 12-10 of the Vail Town Code.
The proposed addition generates the need for 1 new parking space for Unit
#110. The applicant is proposing to deed an additional parking space to
unit #110 as shown on sheet A1.3 (attached). The proposed addition
meets the required parking.
The provisions of SDD No. 6 (Ordinance No. 16, Series of 2004) state the
following with regard to loading and delivery:
Section 5.9. "That the Developer provides a centralized loading/delivery
facility for the use of all owners and tenanfs within Special
Development District No. 6. Access or use of the facility shall not
be unduly restricted for Special Development District No. 6. The
loading/delivery facility, including docks, berths, freight elevators,
service corridors, etc., may be made available for public and/or
private loading/delivery programs, sanctioned by the Town of Vail,
to mifigafe loading/delivery impacts upon the Vail Village
loading/delivery system.'
It shall be noted that any proposal in Phase III, if approved, would require a
link to the loading /delivery system mentioned in the above provision.
Specifically, a condition of approval shall require a new loading and delivery
garage door on the west end of the existing underground parking garage
(Under Building No. 1 in Phase III) that aligns with the Plaza's existing
loading and delivery garage door at the east end of the underground
parking garage, accessed off the South Frontage Road. The garage door
addition will provide loading and delivery services to Phase III and would be
a condition of approval for any proposal in Phase III.
D. Conformify with the applicable elements of the Vail Comprehensive
Plan.
Staff believes the proposal, to convert existing office and retail space,
fronting on a major pedestrian way in Vail Village, to residential for an
addition to an existing dwelling unit is in conflict with the following sections
of the Town of Vail Land Use Plan and Vail Village Master Plan.
Vail Land Use Plan
Chapfer ll— Land Use Plan Goals and Policies (in part):
The goals articulated here reflecf the desires of the citizenry as expressed
through the series of public meetings held throughout fhe project. These
goa/ statements should be used in the evaluation of any development
proposal.
1. General Growth/Developmenf
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1.1 Vail should continue to grow in a controlled environment,
maintaining a balance between residential, commercial and
recreational uses to serve both the visifor and fhe permanent
resident.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
3. Commercial
3.4 Commercial prowth should be concentrated in exisfinp commercial
areas to accommodate both local and visitor needs.
4. Villape Core/Lionshead
4.1 Future commercial development should continue fo occur
primarily in existinq commercial areas. Future commercial
development in the Core areas needs to be carefully controlled to
facilitafe access and deliverv.
4.2 Increased densitv in the Core areas is acceptable so lonq as the
existing character of each area is preserved through
implementafion of the Urban Design Guide Plan and the Vail
Village Master Plan.
Vail Village Master Plan
2.4 Obiective:
Encourage the development of a varietv of new commercial
activitv where compatible with existinca land uses.
2.4.1 Policv"
Commercial infill development consistent with established
horizontal zoninp requlations shall be encouraqed to provide
activity generafors, accessible greenspaces, public plazas,
and streetscape improvements to the pedestrian network
throuqhout the Villaqe.
2.6 Objective:
Encourage the development of affordable housing units through
the efforts of the private sector.
3.1 Objective:
Physically improve the existinq pedestrian ways by
landscapinq and other improvements.
3.1.1 Policv:
Private development proiects shall incorporate streetscape
improvements (such as paver treatments, landscapinc,�
lighting and seatinq areas), alonq adjacent pedestrian ways
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3.3 Objective:
Encourape a wide variety of activities, events., and street life
alonp pedestrian ways and plazas.
3.3.1 Policv:
The Town encouraqes a repulated propram of outdoor
street activitv in predetermined locations throughout the
Village•
4.1 Obiective:
Improve existing open space areas and create new plazas with
greenspace and pocket parks. Recognize the different ro/es of
each type of open space in forming the overall fabric of the
Village.
4.1.2 Policy"
The developmenf of new public plazas, and improvements
to existing plazas (public art, streetscape features, seating
areas, etc.) shall be stronply encouraqed to reinforce their
ro/es as aftractive people places.
E. Identification and mitigation of natural and/or geologic hazards that
affect the property on which the special development district is
proposed.
According to the Official Town of Vail Geologic Hazard Maps, the proposed
additions are not located in any geologically sensitive areas or within the
100-year floodplain of Gore Creek or its tributaries.
F. Site plan, building design and location and open space provisions
designed to produce a functional development responsive and
sensitive to natural features, vegetation and overall aesthetic quality
of the community.
The proposed addition does not disturb any natural features or vegetation.
G. A circulation system designed for both vehicles and pedestrians
addressing on and off-site traffic circulation.
The proposed conversion of existing office and retail space to residential for
an addition to an existing dwelling unit on the existing pedestrian plaza level
will be detrimental to the pedestrian/ visitor experience by limiting the
activity and vibrancy on the pedestrian circulation corridor. As mentioned in
Criteria B, above, the subject property pedestrian plaza is part of the Village
Pedestrian Network, designated in the Vail Village Master Plan — `Parking
and Circulation Plan.'
It shall be noted that any proposed changes to Building No. 2 of Phase III
(subject property), if approved, shall require the improvement of the
pedestrian walkway, pursuant to policies in the Vail Village Master Plan, on
10
the east side of Building No. 2, connecting the north pedestrian plaza with
the East Meadow Drive walkway. Improvements shall include, but not be
limited to, resurfacing, landscaping and ADA (American's with Disability
Act) compliance.
H. Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recreation, views and
functions.
No changes to landscaping are proposed through this request. However, if
approved, Staff would recommend a condition of approval be added to
improve the landscaping on the east side of Building No. 2 along the
pedestrian walkway.
I. Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of
the special development district.
The addition is not proposed in phases.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommendation of denial for a major
amendment to Special Development District No. 6, Village Inn Plaza, pursuant to
Article 12-9A, Special Development District, Vail Town Code, to the Vail Town
Council. Staff's recommendation is based upon the review of the criteria found in
Section VII of this memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to forward a
recommendation of denial to the Vail Town Council of this proposed amendment
to a Special Development District, the Department of Community Development
recommends the Commission pass the following motion:
"The Planning and Environmental Commission recommends denial of a
major amendment to Special Development District No. 6, Village Inn
Plaza, pursuant fo Article 12-9A, Special Development Districf, Vail Town
Code, to allow for the conversion of an existing office and retail space to
residential for an addifion to an existing dwelling unit, located at 68
Meadow Drive (Village Inn Plaza)/Lot O, Block 5D, Vail Village Filing 1,
and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to forward a
recommendation of denial to the Vail Town Council of this proposed amendment
to a Special Development District, the Department of Community Development
recommends recommends the Commission makes the following findings:
"The Planning and Environmental Commission finds:
1. That the amendment is in-consistent with the applicable e/emenfs of
the adopted goals, objectives and policies outlined in the Vail
11
Comprehensive Plan and is in-compatible with the development
objectives of the Town, based upon the review outlined in Section Vll
of fhe Staff's September 22, 2008, memorandum to fhe Planning and
Environmental Commission; and
2. Thaf fhe amendment does not further the general and specific
purposes of the Zoning Regulations, based upon the review outlined
in Section Vll of the Staff's September 22, 2008, memorandum to the
Planning and Environmenfal Commission; and
3. Thaf the amendment does not promote the health, safety, morals,
and general welfare of the Town, and does not promofe the
coordinated and harmonious development of the Town in a manner
that conserves and enhances its natural environment and its
established character as a resort and residential community of the
highest quality, based upon the review outlined in Section Vll of the
Staff's September 22, 2008, memorandum to the Planning and
Environmental Commission.
IX. ATTACHMENTS
A. Vicinity Map
B. Proposed Architectural Plans
C. Inclusionary Zoning (Employee Housing) Requirement
D. Neighbor Email - Claggett/Rey Gallery
E. Citizen Email — Digit's Salon
12
Attachment A: Vicinity Map
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Attachment B:
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26
Attachment C:
Inclusionary Zoning Requirement
Section 12-24, Vail Town Code
Colondo Company Addition
Legal Description: Lot O, Block 5D,Vail Village Filing 1
PEC 08-0049
L Net New GRFA for Colondo Company Residence
A. Residential Increase= Inclusionary Zoning
Increase in GRFA= 1483 sq ft increase
Inclusionary Zoning requirement= 10 percent of net new residential sq ft
1483 sq ft x 10 % = 148.3 sq ft required deed restricted employee
housing
B. Possible Method of Mitigation for Inclusionary Zoning
L Fee-in-Lieu
i. Provide a fee-in-lieu payment to the Town of Vail of
148.3 sq ft x $301.65 / sq ft= $44,734.70
II. Payment of the Fee-in-Lieu
A. Payment of the fee-in-lieu of$44,734.70 must be paid prior to the issuance
of a building permit for the project
27
Attachment D:
Neighbor Email - Claggett/Rey Gallery
»> "Bill Rey" <billCa�claqgettrey.com> 09/03/2008 1:33 PM »>
Hello Nicole and Warren,
I have received the word that there is interest in changing the
commercial spaces next to our gallery to residential. I have some
definite concerns regarding this. First those commercial spaces do
create traffic at this time and since I have been here in the plaza for
almost 20 years and have endured the re-development of the Plaza Hotel
and now Solaris which have impacted pedestrian traffic big time for
years,and years to come so I am very concerned.
Thank you for considering this request and I will look forward to
hearing from you.
Sincerely,
Bill Rey
Claggett/Rey Gallery
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2g
Attachment E:
Citizen Email — Digit's Salon
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Si�cerefy, D�borahs Tennant 478-8523
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