HomeMy WebLinkAboutPEC Staff memo 040709MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: April 13, 2009
SUBJECT: A request for a recommendation to the Vail Town Council
on a proposed major amendment to Special Development District No. 2, Northwoods, pursuant to Article 12-9(A), Special Development District, Vail Town Code, to allow for a lobby addition
and locker reconfiguration; located at 600 Vail Valley Drive (Pinos Del Norte, Building C)/Part of Tract B, Vail Village Filing 7, and setting forth details in regard thereto. (PEC090009)
Applicant
: Pinos Del Norte Homeowners Association, represented by Fritzlen Pierce Architects
Planner: Nicole Peterson
______________________________________________________________________
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SUMMARY
The
Applicant, Pinos Del Norte Homeowners Association, represented by Fritzlen Pierce Architects, has requested a major amendment to Special Development District (SDD) No. 2, Northwoods,
to allow for a lobby addition and locker reconfiguration; located at 600 Vail Valley Drive (Pinos Del Norte).
Staff is recommending approval, with conditions of the major amendment
to SDD No. 2, Northwoods, based upon the criteria and findings found in Section VII of this memorandum.
II. DESCRIPTION OF THE REQUEST
This is a major amendment to SDD No. 2, Northwoods,
which requires a recommendation by the Planning and Environmental Commission and an ordinance review and approval by Town Council. The applicant is proposing the following improvements
to the Pinos Del Norte building and property:
Common lobby addition (280 sf)
Reconfiguration and increase of existing outdoor storage lockers (16 to 20)
Boiler room remodel and addition
(14 sf)
Heated pavers and reconfigured sidewalk and patio
Porte cochere (15’ x19’ roof)
Exterior garage doors, façade and retaining walls
Landscaping improvements at garage entrance
and lobby
The proposed lobby addition and locker reconfiguration trigger a major amendment requirement under Section 12-9A-2, Vail Town Code; because the proposed lobby addition expands
the existing building footprint more than five feet, and the lockers were originally built under a major amendment (Ordinance No. 33, Series of 1991). No
additional GRFA is proposed; as the additions are ‘common space’ as referenced in Section 12-15-3(B)(1)(a) Common Spaces, Vail Town Code.
III. BACKGROUND
Special Development District
(SDD) No. 2, Northwoods, was adopted by Ordinance No. 6, Series of 1974. The Pinos Del Norte (Building C) and property is part of SDD No. 2, however it is managed by a separate homeowner’s
association from the Northwoods Condominiums (Buildings A, B, D, E, and F). SDD No. 2 has been amended two times since its inception including the following:
Ordinance No. 6, Series
of 1982, to allow major arcades as conditional uses and minor arcades as accessory uses.
Ordinance No. 33, Series of 1991, to allow the construction of a new lounge, storage lockers,
boulder retaining wall, sidewalk and landscaping.
IV. ROLES OF THE REVIEWING BOARDS
Planning and Environmental Commission (PEC):
The PEC shall review the Major Amendment to a Special
Development District 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
amendment, may recommend approval with such conditions as it deems necessary to accomplish the purpose of this title, or may recommend denial of the amendment.
Town Council:
The Town
Council shall consider but shall not be bound by the recommendation of the Planning and Environmental Commission. The Town Council shall approve, approve with conditions or deny the
proposed amendment by ordinance, pursuant to criteria set forth in Section 12-9A-8: Design Criteria and Necessary Findings.
V. APPLICABLE PLANNING DOCUMENTS
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.
VI. ZONING AND LAND USE
Zoning: Special Development
District No. 2 and underlying High Density Multiple Family (HDMF) District
Land Use Plan Designation: Medium Density Residential
Site Area (Pinos Del Norte): .8024 acres/ 34,952.54
square feet
Total Site Area (SDD No. 2): 5.77 acres/ 251,507.54 square feet
(Northwoods 1999 survey & Pinos Del Norte 2005 survey)
The following standards are for the entire SDD
No. 2:
Development Standard Allowed/Req.* Exist/Approved Proposed
Min. Setbacks**:
North: 10’ 12’ (Bldg C) No change
South: 10’ 23’ (Bldg F) No change
East: 10’ 27’ (Bldg F) No
change
West: 10’ 5’ (lockers) 2’
Max. Building Height: 45 feet 2-5 stories No change
Max. Density: 139 DU*** 92 DU No change
Max. GRFA: 175,000 sf 154,638.8 sf No change
Max.
Site Coverage: 25% 24.4% (61,506 sf) 24.6% (61,869)
(363 sf proposed)
Min. Landscape Area: 60% 62.6% 62.4%
(545 sf proposed)
Min. Open Space: 38,659.7**** 157,629 157,084
*
The allowed or required development standards were gathered from Ordinance No. 33, Series of 1991 and are not proposed to change in the draft Ordinance No. 10, Series of 2009.
**
Setbacks are measured from property line to exterior walls at the closest point and are applied to the perimeter of SDD No. 2. Existing setback measurements were gathered from the 1999
topographic site survey of Northwoods and the 2005 topographic site survey of Pinos Del Norte.
*** The original approved development plan for SDD No. 2 included 139 dwelling units,
however only 92 units were constructed (Additional units were planned for the F building site).
**** The minimum open space required is set forth in Ordinance No. 33, Series of 1991,
which states: 1 sq. ft. per 4 sq. ft. of GRFA (Existing = 154,638.8) or 125 sq. ft. per dwelling (Existing = 92). The greater of the two options is the GRFA calculation which resulted
in 38,659.7 sq. ft.
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 improvements at Pinos Del Norte.
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 applicant is proposing
to update and remodel the Pinos Del Norte building and site to improve the overall visual character and architectural design of the building and site. The proposed improvements include:
Common
lobby addition (280 sf)
Reconfiguration and increase of existing outdoor storage lockers (16 to 20)
Boiler room remodel and addition (14 sf)
Heated pavers and reconfigured sidewalk
and patio
Porte cochere (15’ x19’ roof)
Exterior garage doors, façade and retaining walls
Landscaping improvements at garage entrance and lobby
Staff believes that the general design
and character, of the proposed additions are compatible with the existing building and neighborhood and that the additions further the visual integrity of the development. The proposed
lobby addition is in a location that is not visible from the public right-of-way, or surrounding properties and the improvements to the vehicle entry area enhances the aesthetics of
the site from Vail Valley Drive.
Staff is concerned, however with the lack of a ‘buffer zone,’ as identified in this criterion, or setback along the west property line. The applicant
is proposing to construct the reconfigured lockers closer to the west property line (2-2.5 feet) than they exist today (5 feet). Therefore, Staff is recommending, through a draft condition,
that the applicant revise development plans, prior to final design approval, that illustrate the lockers setback a minimum of 5 feet from the west property line. The reason for the
minimum setback is to maintain a more appropriate distance or ‘buffer zone’ from the adjacent property and not encroach further into the existing 10 foot utility easement, along the
west property line.
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 improvements are meant to increase the
usable function of the existing uses and activities and provide an enhanced arrival experience at the vehicular and pedestrian entrances to the site. No additional density (GRFA) is
proposed because the additions are ‘common space’ as referenced in Section 12-15-3(B)(1)(a) Common Spaces, Vail Town Code. With no additional GRFA, there is no Inclusionary Zoning (employee
housing) mitigation requirement.
Compliance with parking and loading requirements as outlined in Chapter 12-10 of the Vail Town Code.
The proposed improvements do not generate the
need for additional parking spaces. The current site is in compliance with the requirements set forth in Chapter 12-10, Vail Town Code. The proposed improvements including the new
retaining walls, garage façade and porte cochere are meant to improve the aesthetics and efficiency of the vehicular entrance to the site.
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.
1.3 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).
E. Identificatio
n 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
improvements do not further disturb any natural features or vegetation. The proposed improvements are sensitive to existing trees and landscaping and will improve the aesthetics of
the building and site.
A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation.
The applicant is proposing improved pedestrian
circulation by proposing heated pavers and new sidewalk/ patio area at the pedestrian entrance. The applicant also plans to improve the vehicle entrance and circulation efficiency by
installing a new porte cochere, reconfiguring the dumpster enclosure for improved efficiency
and generally updating and improving the façade of the garage entrance area. Staff believes the proposed remodel will improve the pedestrian and vehicle experience on-site and that
the proposal has little to no effect on the off-site traffic circulation.
Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation,
views and functions.
Landscaping along Vail Valley Drive is being substantially upgraded with the replacement of the existing gabion walls with stone veneer walls, the addition of wrought
iron gates and the addition of numerous plants. Staff believes the landscaping plan will preserve and improve the natural appearance of the site.
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 improvements
all at once; no phasing is proposed.
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. 2, Northwoods, 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.
Should the Planning and Environmental Commission
choose to forward a recommendation of approval to the Vail Town Council of this proposed amendment, the Community Development Department 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. 2, Northwoods, pursuant to Article
12-9(A), Special Development District, Vail Town Code, to allow for a lobby addition and locker reconfiguration; located at 600 Vail Valley Drive (Pinos Del Norte, Building C)/Part of
Tract B, Vail Village Filing 7, and setting forth details in regard thereto.”
Should the Planning and Environmental Commission choose to approve this amendment, the Community Development
Department suggests the following conditions:
Design Review:
The applicant shall submit revised development plans that illustrate the proposed ski storage lockers setback a minimum
of 5 feet from the west property line, prior to the final review of the development plans by the Town of Vail Design Review Board.
The applicant shall receive final review and approval
of the location of the proposed lockers within the utility easement along the west property line, by the
utility companies, prior to the final review of the development plans by the Town of Vail Design Review Board.
The applicant shall receive final review and approval of a sign permit
for any proposed sign, by the Town of Vail Design Review Board, prior to installation of any signs on the property.
The applicant shall receive final review and approval of the proposed
development plan, by the Town of Vail Design Review Board, prior to application of a building permit.
Building Permit:
The applicant shall receive final review and approval of an encroachment
agreement for the proposed lockers in the utility easement, by the Eagle River Water and Sanitation District, prior to issuance of a building permit.
The applicant shall receive final
review and approval of a fire safety plan for any proposed changes or alterations to the fire alarm and fire sprinkler systems, by the Town of Vail Fire Department, prior to issuance
of a building permit.
The applicant shall receive final review and approval of a revocable right-of-way permit for any landscaping or improvements in the right-of-way, by the Town of
Vail Public Works Department, prior to issuance of a Certificate of Occupancy.
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 complies with the design criteria, based upon the review
outlined in Section VII of the Staff’s April 13, 2009, memorandum to the Planning and Environmental Commission; and
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 April 13, 2009, memorandum to the Planning and Environmental Commission; and
That the amendment is compatible with and suitable to adjacent uses and appropriate for
the surrounding areas, based upon the review outlined in Section VII of the Staff’s April 13, 2009, 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 April 13,
2009, memorandum to the Planning and Environmental Commission.
IX. ATTACHMENTS
Vicinity Map
Plans
Draft Ordinance No. 10, Series of 2009