HomeMy WebLinkAboutPEC Staff memoMEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: April 13, 2008
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)/Lot P, Block 5D, Vail Village Filing 7, and setting forth details in regard thereto. (PEC090009)
Applicant
: Pinos Del Norte, represented by Fritzlen Pierce Architects
Planner: Nicole Peterson
______________________________________________________________________
SUMMARY
The Applicant, Pinos
Del Norte, represented by Fritzlen Pierce Architects, has requested a major amendment to Special Development District (SDD) No. 2, Northwoods, lobby addition and locker reconfiguration;
located at 600 Vail Valley Drive (Pinos Del Norte, Building C).
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 major amendment request includes the following:
Lobby addition (280 sf)
Reconfiguration
of existing outdoor storage lockers
Boiler room remodel and addition (14 sf)
Heated pavers and reconfigured sidewalk
New Porte cocher (15’ x19’ roof)
Exterior garage doors, façade and
retaining walls
Landscaping and new boulders at entrance
Staff determined that the proposed lobby addition expands the existing building footprint more than five feet, and that the
lockers were originally built under a major amendment (Ordinance No. 33, Series of 1991). Both proposed improvements (lobby addition and locker reconfiguration) trigger the major amendment
requirement under Section 12-9A-2, Vail Town Code. No additional GRFA is proposed because 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. 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
Major Amendment to Special Development District (SDD):
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 amendment, 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.
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.
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.
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 ___ 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.
1.3 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).
The subject property land use designation is Medium Density Residential, which is defined by the Land Use Plan as: __________________
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
Pinos Del
Norte Site Area: .8024 acres/ 34,952.54 square feet
SDD No. 2 Total Site Area: 7.643 acres/ 332,929.08 square feet
Pinos Del Norte Site Development Standards Table (Does not include Northwoods Condominium site):
Because there are essentially 2 zone districts on the site (SDD No. 2 and High Density
Multiple Family [HDMF] Residential, Staff has stated the requirements from each district and highlighted the most restrictive regulation that would apply, in italics.
Development Standard
Allowed/
Required in SDD No. 2
Allowed/ Required in HDMF
Existing conditions
Proposed
Setbacks*
Min. 10 feet
Min. 20 feet
North bldg: 13 ft
North bldg: No change
North
garage: 5 ft
North garage:
Proposed: 3.5 feet
Staff Recommendation: Extend garage wall along existing 5 ft setback line
South: 7 ft
South: No change
East: 10 ft
East:
No change
West bldg: 6 ft
West bldg: No change
West lockers: 5 ft
West lockers:
Proposed: 2-2.5 feet
Staff Recommendation: Extend lockers along existing 5 ft
setback line
Height
45 feet
45 feet
No change
Density
Not stated for individual site (overall 175,000sf)
Max. GRFA: 26,563.93 square feet
Max. units per acre: 25
GRFA:
Units
per acre:
GRFA: No change (Common Area under 12-15-3.B.1.a.1, Vail Town Code)
Units per acre: No change
Site Coverage
Max. 25%
Max. 55%
32.3%
33.4%
Site Coverage (All SDD
No. 2, Northwoods)
Max. 25%
Max. 55%
24.3%
24.4%
Landscaping
Min. 1 sf per 4 sf of GRFA or 125 sf per dwelling unit
Min. 30% *figure which is more and italic
83.78%
No change
Parking
P
er Zoning Code
12-10: Est. 2 spaces per unit
No change
* Existing building setbacks measured from property line to closest foundation, as shown on topographic survey dated 9/20/05.
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 lobby addition and locker remodel 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 following proposed improvements are meant to improve the visual character and architectural design of the Pinos Del Norte building and
site. The proposed improvements will improve the efficiency and aesthetics of the building and site.
Lobby addition (280 sf)
Reconfiguration of existing outdoor storage lockers
Boiler
room remodel and addition (14 sf)
Heated pavers and reconfigured sidewalk
New Porte cocher (15’ x19’ roof)
Exterior garage doors, façade and retaining walls
Landscaping and new boulders
at entrance
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 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.
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 cocher 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. 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 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 update and remodel the garage entrance area. Staff believes the proposed additions have little to no effect on the vehicle 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 garage, gabion walls with stone veneer walls and the addition of numerous plants. The proposed landscape area does not numerically
change, percentage wise, however, the landscape areas are being reconfigured for improved aesthetics and efficiency.
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 ______________. Pending review and
approval by PEC and Town Council, this project is slated to begin __________________.
VIII. STAFF RECOMMENDATION
Needs revision . .
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
Plans
Attachment A: Vicinity Map