HomeMy WebLinkAboutTC memo 042209MEMORANDUM
TO: Vail Town Council
FROM: Community Development Department
DATE: May 5, 2009
SUBJECT: First Reading of Ordinance No. 10, Series of 2009 adopting 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. (PEC090009)
Applicant: Pinos Del
Norte Homeowners Association, represented by Fritzlen Pierce Architects
Planner: Nicole Peterson
______________________________________________________________________ ______
I. 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 under Section 12-9-A, Vail Town Code. The applicant is proposing the following improvements to the Pinos Del Norte building and property, which comply with all zoning
and land use requirements:
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’ 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.
II. BACKGROUND
On April 13, 2009 the Planning and Environmental Commission forwarded a recommendation
of approval, with conditions to the Vail Town Council of Ordinance No. 10, Series of 2009, by a vote of 4-0-1 (Kjesbo recused). The Commission recommended the following conditions:
Locker setback: The applicant shall submit revised development plans that illustrate the proposed ski storage lockers setback a minimum of 4.5 feet from the west property line, prior
to the final review of the development plans by the Town of Vail Design Review Board.
* Condition met: Since the PEC hearing, the applicant has revised the proposed development plan
to show the proposed ski storage lockers setback a minimum of 4.5 feet.
Utility Sign-off: 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.
* Condition
met: Since the PEC hearing, the applicant has submitted the appropriate utility signatures.
Signs: 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.
DRB approval: 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.
* On April 15, 2009, the DRB conceptually reviewed the proposed improvements and
directed Staff to approve the proposal, pending Council’s decision.
ERWS Encroachment: 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.
Fire Safety: 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.
Revocable ROW: 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.
* Since the PEC hearing, the applicant has submitted a revocable right-of-way permit application.
However, the permit will not be approved until the improvements are completed and inspected.
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: 1) Ordinance No. 6, Series of 1982, to allow major arcades as conditional uses
and minor arcades as accessory uses, and 2) Ordinance No. 33, Series of 1991, to allow the construction of a new lounge, storage lockers, boulder retaining wall, sidewalk and landscaping.
III. APPLICABLE PLANNING DOCUMENTS
The following planning documents are applicable to this request. Copies of the documents can be found on the Town website at www.vailgov.com or at
the Community Development Office, located at 75 South Frontage Road.
Vail Town Code
Section 12-9A-1: Special Development (SDD) District Purpose
Section 12-9A-2: Definitions, see ‘Major
Amendment’ and ‘Minor Amendment’
IV. ZONING AND LAND USE
The proposal meets all Zoning and Land Use requirements.
Zoning: Special Development District No. 2 and
High Density Multiple
Family (HDMF) District
Land Use Designation: Medium Density Residential
Site Area: Pinos Del Norte: .8024 acres/ 34,952.54 square feet
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’ 4.5’ (lockers) No change
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.
V. 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.
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. 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 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.
VI. PLANNING AND ENVIRONMENTAL
COMMISSION RECOMMENDATION
The Planning and Environmental Commission forwards a recommendation of approval, with conditions to the Vail Town Council for the proposed amendment to Special
Development District No. 2, Northwoods, pursuant to Article 12-9A, Vail Town Code, through Ordinance No. 10, Series of 2009. PEC’s recommendation is based upon the review of the criteria
found in Section V of this memorandum and the evidence and testimony presented.
Should the Vail Town Council choose to approve Ordinance No. 10, Series of 2009, on first reading, the
Planning and Environmental Commission recommends the Vail Town Council pass the following motion:
“The Vail Town Council approves, with conditions, on first reading, Ordinance No. 10,
Series of 2009, an ordinance to allow 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 Vail Town Council choose to approve Ordinance No. 10, Series of 2009, on first reading, the Planning and Environmental Commission recommends the Vail
Town Council approve with the following conditions:
Signs: 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.
DRB approval: 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.
ERWS Encroachment: 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.
Fire Safety: 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.
Revocable ROW: 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
Vail Town Council choose to approve Ordinance No. 10, Series of 2009, on first reading, the Planning and Environmental Commission recommends the Vail Town Council makes the following
findings:
That the amendment complies with the design criteria, based upon the review outlined in Section V of the Staff’s May 5, 2009, memorandum to the Vail Town Council; 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 V of the Staff’s May 5, 2009, memorandum to the Vail Town Council; 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 V of the Staff’s May 5, 2009, memorandum to the Vail Town Council; 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 V of the Staff’s
May 5, 2009, memorandum to the Vail Town Council.
VII. ATTACHMENTS
Vicinity Map
Plans
Draft Ordinance No. 10, Series of 2009
Attachment A: Vicinity Map