HomeMy WebLinkAboutSDD No. 4 Major Amendment - Deck EnclosuresMEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: March 24, 2008
SUBJECT: A request for a final recommendation to the Vail Town
Council on a major amendment to Special Development District No. 4, Area A, Vail Cascade, pursuant to Article 12-9A, Special Development District, Vail Town Code, to allow for an addition
to the Vail Cascade Resort and Spa by enclosing portions of two decks, located at 1300 Westhaven Drive/Cascade Village Subdivision, and setting forth details in regard thereto. (PEC080007)
Applicant
: L.O. Holding, Inc., represented by JG Johnson Architects
Planner: Nicole Peterson
______________________________________________________________________
SUMMARY
The Applicant, L.O. Holding,
Inc., represented by JG Johnson Architects, has requested final review by the Planning and Environmental Commission for a major amendment to Special Development District No. 4, Area
A, Vail Cascade, to allow for an addition to the Vail Cascade Resort and Spa by enclosing portions of two decks, located at 1300 Westhaven Drive.
Staff is recommending approval, with
conditions of the major amendment to SDD No. 4, Vail Cascade, as detailed in Section VII of this memo.
II. DESCRIPTION OF THE REQUEST
This major amendment request includes two additions
(Enclosures of portions of existing decks), expansion of one deck and the addition of a staircase located on the south side of the Vail Cascade Resort and Spa building located at 1300
Westhaven Drive (Please see attachment A, vicinity map). The proposed additions will expand the floor area of the existing Chap’s Restaurant by 1,405 square feet and the existing library
by 486 square feet, for a total of 1,891 square feet of additional enclosed space. In addition, this request includes an expansion of the Chap’s Restaurant deck by 183 square feet and
the addition of a staircase from the existing deck to the ground level patio and pool (Please see attachment B, plans).
A major amendment to SDD No. 4, Vail Cascade, is required pursuant
to Section 12-9A-2, Vail Town Code. Specifically, the definitions of Major and Minor Amendment’s stated in Section V of this memo. Staff determined that the proposed additions expand
the existing building footprint or foundation more than five feet, thus requiring a major amendment to SDD No. 4.
III. BACKGROUND
Special Development District No. 4, Cascade Village, was adopted by Ordinance No. 5, Series of 1976. At least eighteen subsequent amendments occurred from 1977 through
the present day. The subject property was a Planned Unit Development under Eagle County Jurisdiction when the property was annexed in 1975. SDD No. 4 includes the following:
Area
A Cascade Village (Subject site, see vicinity map)
Area B Coldstream Condominiums
Area C Glen Lyon Primary/Secondary and Single Family Lots
Area D Glen Lyon Commercial Site
Area
E Tract K
The entire Cascade Village site is approximately 97.5 acres. Because the property was annexed into the Town of Vail as a Planned Unit Development under Eagle County jurisdiction
and early Special Development Districts were not based on an underlying zoning, there is no underlying zoning for Cascade Village. The uses and development standards for the entire
property are as outlined in the adopting ordinance for Special Development District No. 4.
IV. ROLES OF THE REVIEWING BOARDS
Major Amendment to Special Development District (SDD)
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 pursuant to criteria set forth in Section
12-9A-8: Design Criteria and Necessary Findings. The Planning and Environmental Commission may recommend approval of the petition or proposal as initiated, may recommend approval with
such medications as it deems necessary to accomplish the purpose of this title, or may recommend denial of the petition or rejection of the proposal.
Design Review Board:
The Design
Review Board has no review authority on a Major or Minor Amendment to a Special Development District (SDD), but must review any accompanying Design Review Board application. The Design
Review Board therefore will make a recommendation to the Planning and Environmental Commission on any deviations proposed to the architectural design guidelines prescribed in the Vail
Village Master Plan.
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.
Staff:
The staff is responsible for ensuring that all submittal
requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines.
Staff
provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on
approval, approval with conditions, or denial. Staff also facilitates the review process.
V. APPLICABLE PLANNING DOCUMENTS
Vail Town Code
Section 12-9A: Special Development (SDD)
District
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 promote 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 stated 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).
Minor Amendment: Modifications to building plans, site or landscape plans that do not alter the basic intent and
character of the approved special development district, and are consistent with the design criteria of this article. Minor amendments may include, but not be limited to, variations
of not more than five feet (5’) to approved setbacks and/or building footprints; changes to landscape or site plans that do not adversely impact pedestrian or vehicular circulation throughtout
the special development district; or changes to gross floor area . .
12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS: Please see section VII of this memo which states and discusses
Section 12-9A-8.
12-9A-10: AMENDMENT PROCEDURES (In part):
B. Major Amendments:
1. Requests for major amendments to an approved special development district shall be reviewed in accordance with the
procedures described in section 12-9A-4 of this article.
Town of Vail Land Use Plan
Chapter I – Introduction - 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 matures.
Chapter II – Land Use Plan Goals and Policies (in part):
The goals articulated here reflect the desires of the citizenry as expressed through the series of
public meetings held throughout the project. These goal statements should be used in the evaluation of any development proposal.
1.0 General Growth/Development
1.1 Vail should continue
to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident.
1.2 The quality
of the environment including air, water and other natural resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded whenever
possible.
1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas).
3.0 Commercial
3.4 Commercial growth should be concentrated in existing
commercial areas to accommodate both local and visitor needs.
The subject property land use designation is Resort Accommodations and Services (RAS). The RAS designation is defined
by the Land Use Plan as:
This area includes activities aimed at accommodating the overnight and short-term visitor to the area. Primary uses include hotels, lodges, service stations,
and parking structures.
VI. ZONING AND LAND USE
Zoning: Special Development District No. 4 (no underlying zone district)
Land Use Plan Designation: Resort Accommodations and Services (RAS)
Cascade Site Area ‘A’: 17.95 acres or 781,902 sq. ft. Area ‘A’ of SDD #4 is used for most all the following development
standards and requirements. The ‘Allowed/Req.’ standards, with the exception of setbacks, are taken from Ordinance #31, Series of 2007.
Development Standard Allowed/Req. Proposed (20’
& 12’ additions over existing decks
Setbacks:
North (Entrance): 0’ * No change
South (Gore Creek): 125’ * Closest point of addition 113’
50’ Watercourse 65’+*
East: 0’ * No
change
West: 13’ * No change
Building Height: 71’ No change
Density (Area A): 270 DU No change
GRFA (Area A): 289,145 sq. ft. No change
Comm. Sq. Ft. (Area A): 35,698 sq. ft. 26,003
sq. ft.
(24,598 sq. ft. existing, according to Ord. #31, series of 2007 + 1,405 sq. ft. addition to Chap’s)
Site Coverage (Area A): 45% ~37.3%
(297,065.7 sq. ft.) (~246,341 sq.
ft. calculated with GIS. Includes proposed addition, Westhaven and Cornerstone)
Parking: 381 (Existing uses) 421 existing spaces in
+ 12 (Addition) Cascade parking structure,
393 according
to Ord. #31, series
of 2007
Employee Housing: The proposed addition triggers an EHU requirement under Section 12-23 Commercial Linkage. One point 9 (1.9) employees are generated
by the 1,405 sq. ft. addition (1,405/ 1,000 x 6.75 employees [eating & drinking establishment] x 20% mitigation = 1.90 [1.89675]. The fee-in-lieu payment due is $249,631.50 (1.90 employees
x $131,385).
* The watercourse setback and existing hotel building setbacks from property line to closest foundation, as measured on Site Plan dated 2/15/08.
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 additions to Vail Cascade Resort and Spa (Chap’s Restaurant and hotel library).
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 material and the proposed development
plan comply with each of the following standards, or demonstrate that one or more of them is not applicable, or that a practical solution consistent with the public interest has been
achieved:
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.
The additions are minimal (1,405 sq. ft and 486 sq. ft), in scale, to the existing hotel building and the additions match
the existing building architecture. Staff believes that the design and character, of the proposed additions, is consistent with the existing building and surrounding buildings and that
the additions further the visual integrity of the development.
Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and
activity.
Staff believes the proposed uses, activities and density continue to provide a compatible, efficient and workable relationship with surrounding uses and activity. The proposed
additions are meant to increase the usable function of the existing uses and activities (Chap’s Restaurant and hotel library) by providing more indoor space to be utilized throughout
the winter.
Compliance with parking and loading requirements as outlined in Chapter 12-10 of the Vail Town Code.
The provisions of SDD No. 4, Vail Cascade, state the following with
specific reference to Area A:
1. “Off-street parking shall be provided in accordance with Chapter 12-10, except that 75% of the required parking in Area A shall be located within
a parking structure or buildings with the exception of Millrace IV, Scenario I, where 66.6% and the Westhaven Condominiums, where 71% of required parking shall be enclosed in a building.
The proposed additions generate the need for 12 new parking spaces. The Library addition requires zero new spaces because it is common area in the hotel, which does not require parking
under Vail Town Code. The Chap’s addition generates the need for 12 new spaces at 1 space per 120 sq. ft. of addition (1,405 sq. ft. / 120 sq. ft. = 11.7 or 12).
The last adopted revision
to SDD #4, Area A was Ordinance #31, Series of 2007. Ordinance #31, Series of 2007, provides the total number of parking spaces required for the uses existing in Area A, at that time,
equaling 381 spaces. The Ordinance also provides the amount of existing parking in the Cascade parking structure, totaling 421 spaces. Given that 381 spaces were required with the
existing uses, and add the additional 12 spaces required for the Chap’s restaurant addition, Staff calculated that 393 spaces are required and 421 spaces are provided in the parking
structure. Therefore, the parking need is being met.
Furthermore, Staff believes that the proposed commercial additions do not create a parking shortage because today there is less
utilized commercial space in Area A then there was when Ordinance #31, Series of 2007 was adopted (i.e. theater and college are no longer used).
D. Conformity with the applicable
elements of the Vail Comprehensive Plan.
Staff has reviewed the Town of Vail Land Use Plan and believes the Plan goals listed below are upheld by the proposed additions.
1.0 General
Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor
and the permanent resident.
1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows.
1.3 The quality of development
should be maintained and upgraded whenever possible.
1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas).
3.0 Commercial
3.4 Commercial
growth should be concentrated in existing commercial areas to accommodate both local and visitor needs.
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.
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 additions do not disturb any natural features or vegetation as they are being constructed on two existing second story decks. Staff believes the proposed
additions are consistent with the existing design of the Cascade hotel building and the proposed additions will enhance the aesthetic quality of the building and thus the community.
A
circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation.
The applicant is proposing improved pedestrian circulation by providing
an additional staircase to the patio and pool deck below. The applicant also plans to update and remodel the patio and pool deck area. Staff believes the proposed additions have little
to no effect on the vehicle traffic as the additions generate minimal impact in terms of additional trips. There is currently a valet service for patrons of Chap’s restaurant, which
will continue to operate.
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, landscaping and patio improvements have been approved by the Design Review Board.
Phasing plan or subdivision plan that will maintain a
workable, functional and efficient relationship throughout the development of the special development district.
The applicant is proposing to construct the proposed deck enclosures
in unison with the approved landscape and patio improvements (DRB 08-0019 & 08-0020). Pending review and approval by PEC and Town Council, this project is slated to begin this summer.
Town improvements to the Gore Creek Trail (Section adjacent to the Cascade Resort) are also scheduled for this summer.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and Environmental Commission forwards a recommendation of approval, with conditions of the
proposed amendment to Special Development District No. 4, Cascade Village, pursuant to Article 12-9A, 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, subject to the following conditions:
Should the Planning and Environmental
Commission choose to forward a recommendation of approval 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 approval, with conditions, of a major amendment to Special Development District
No. 4, Area A, Vail Cascade, pursuant to Article 12-9A, Special Development District, Vail Town Code, to allow for an addition to the Vail Cascade Resort and Spa by enclosing portions
of two decks, located at 1300 Westhaven Drive/Cascade Village Subdivision, and setting forth details in regard thereto. (PEC080007)”
Should the Planning and Environmental Commission
choose to approve this amendment, the Community Development Department suggests the following conditions:
That the Developer receives final review and approval of the proposed development
plan by the Town of Vail Design Review Board, prior to making an application for the issuance of a building permit.
That the Developer pays in full, the employee housing mitigation
fee of $249,631.50 prior to the issuance of a building permit.
Should the Planning and Environmental Commission choose to approve this amendment, the Community Development recommends
the Commission makes the following findings:
“The Planning and Environmental Commission finds:
That the amendment is consistent with the applicable elements of the adopted goals,
objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town, based upon the review outlined in Section VII of the Staff’s
March 24, 2008, memorandum to the Planning and Environmental Commission; and
That the amendment does further the general and specific purposes of the Zoning Regulations, based upon
the review outlined in Section VII of the Staff’s March 24, 2008, memorandum to the Planning and Environmental Commission; and
That the amendment does promote the health, safety, morals, and general welfare of the Town, and does promote 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 VII
of the Staff’s March 24, 2008, memorandum to the Planning and Environmental Commission.
IX. ATTACHMENTS
Vicinity Map
Project Narrative (By Rick Pylman, Pylman & Associates, Inc.)
Plans
Attachment A: Vicinity Map
Attachment B: Project Narrative (By Rick Pylman, Pylman & Associates, Inc.)