HomeMy WebLinkAboutPEC140004 Submittal!
Vail Mountain School
Submittal to the Town of Vail for
a Conditional Use Permit to
allow for a Greenhouse
Located at Vail Mountain School:"3000 Booth Falls Road "Lot 1, Vail Mountain School"Parcel Number: 2101-023-06-001Submitted to the Town of Vail: January 27, 2014
Table of Contents!"Introduction!3!
Zoning Information!4!
Zoning Analysis!5!
Criteria for Review!6!
Adjacent Properties!9!
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Introduction!"Vail Mountain School, represented by Mauriello Planning Group, is proposing an amendment to the conditional use permit in the General Use zone district to allow for a greenhouse at the campus of the Vail Mountain School. The project is located at 3000 Booth Falls Road / Lot 1, Vail Mountain School (parcel number: 2101-023-06-001). The proposed greenhouse is proposed to be attached to the west side of the building adjacent to the cafeteria and kitchen with interior access for the school. It is approximately 1,000 sq. ft. and will allow workspace for 25 students and instructors. The proposed greenhouse will allow Vail Mountain School students to experience the educational benefits of school gardening and food production. Gardening offers experiential learning opportunities in science, visual arts, and nutrition, along with providing students with an opportunity for a connection with nature and environmental stewardship. ""The proposed greenhouse will be a showcase feature of the building constructed of stone, wood, and glass, and will allow for minimal alteration to the existing building. As proposed, the greenhouse will also meet the needs to provide adequate sun exposure to ensure the viability of the plants contained within. Window style will match the existing windows at the cafeteria. A rendering of the greenhouse is provided below. ""
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Zoning Information!"Vail Mountain School is zoned General Use (GU) District. The purpose of the GU district is as follows:""12-9C-1: PURPOSE:!The general use district is intended to provide sites for public and quasi-public uses which, because of their special characteristics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary to achieve the purposes prescribed in section 12-1-2 of this title and to provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and certain types of quasi-public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses. !"In the GU district, almost all uses require a conditional use permit or an amendment to an existing conditional use permit. In addition, all of the development standards of the GU district are prescribed by the Planning and Environmental Commission during the review of a conditional use permit, including:""•Lot area and site dimensions"•Setbacks"•Building height"•Density control"•Site coverage"•Landscaping and site development"•Parking and loading""As a result, the Vail Mountain School is requesting an amendment to the existing conditional use permit to allow for the construction of the greenhouse addition to the existing building."""
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Zoning Analysis!"Address: 3000 Booth Falls Road / Lot 1, Vail Mountain School"Parcel Number: 2101-023-06-001"Lot Size: 7.985 acres / 347,826.6 sq. ft."Zoning: General Use""
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Standard!Allowed!Existing Proposed
Lot Area Set by the PEC7.985 acres No change
Setbacks!Front - Frontage Rd Side - Katsos"Side - Booth Creek"Rear
"Set by the PEC "25 ft."20 ft."370 ft."20 ft.
"No change"No change"352 ft."No change
Max. Building Height Set by the PEC42 ft. (school building)"No change"Greenhouse: 15 ft.
Site Coverage Set by the PEC55,652 sq. ft. / 16%56,652 sq. ft. / 16.3%
Landscaping Set by the PEC246,957 sq. ft. / 71%245,957 sq .ft. / 70.7%
Parking Set by the PEC100 spaces"No change
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Criteria for Review!"Section 12-16-6: CRITERIA; FINDINGS, Vail Town Code, provides the criteria for review of a conditional use permit. The following provides the criteria for review and the applicant’s analysis of the proposal and its compliance with each criteria:""1.Relationship and impact of the use on development objectives of the town.!"Applicant Response: The Town’s development objectives our provided by the Town of Vail Land Use Plan, which includes the following goals and policies:""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.!"1.12. Vail should accommodate most of the additional growth in existing developed areas (infill areas).!"6.1. Services should keep pace with increased growth.!"6.2. The Town of Vail should play a role in future development through balancing growth with services.!"The Town of Vail Land Use plan identifies the property as Public/Semi-Public, which is described as follows:""PSP Public / Semi-Public!The public and semi-public category includes schools, post office, water and sewer service and storage facilities, cemeteries, municipal facilities, and other public institutions, which are located throughout the community to serve the needs of residents.!"The proposed greenhouse provides additional educational opportunities, meeting the needs of local residents. The location of the greenhouse is within the existing property boundaries of Vail Mountain School and is located in an already active area of the school. As a result, the proposal meets the development objectives of the Town of Vail.""
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Vail Mountain School property
Vail Land Use Plan Map
2.Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities needs.!"Applicant Response: Due to the nature of the proposal, there is no effect on the above-referenced criteria. The proposed greenhouse is small in scale, with a footprint of only 1,000 sq. ft. and a height of approximately 15 ft. As a result, there is no effect on light and air. No net increase in employees or parking are necessary for the proposed greenhouse. Brush Creek Elementary in Eagle and Edwards Elementary in Edwards have both added greenhouses in recent years and staffing levels have not increased as related to the greenhouse. Section 12-23-2: Employee Generation and Mitigation Rates allows the Administrator to determine employee generation rates for uses not listed by the Chapter, and the Administrator has agreed that there is no net increase in employees as a result of the proposed greenhouse. ""It will have a positive effect on the existing school, by providing additional educational opportunities in school gardening and food production. !""3.Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking areas.!"Applicant Response: The proposed greenhouse is located adjacent to the existing building in an underutilized area. There will be no impacts to the existing traffic circulation pattern. It is located away from the drive aisle and parking lot, and out of the flow of pedestrian traffic as they enter the school. As a result, there will be no effect on the above-referenced criteria.!""4.Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses.!"Applicant Response: Surrounding properties include the following:""North: Residential properties zoned Primary/Secondary. "South: North Frontage Road and I-70"East: Employee Housing associated with the Vail Mountain School, and Residential properties zoned Primary/Secondary"
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Vail Zoning Map
Vail Mountain School
West: Residential properties zoned Primary/Secondary and Town open space for Booth Creek""The recent redevelopment of Vail Mountain School plays a large role in defining the character of the area. With the surrounding residential properties, the school helps to define this area as an exemplary Vail neighborhood, while serving the greater Eagle Valley community. As such, the use has been designed to blend with the existing architecture of Vail Mountain School. It has also been sited to minimize any effects on the surrounding properties while maximizing sun exposure. It will be connected to the existing building on the west side, adjacent to the cafeteria and kitchen. The proposed structure will be approximately 1,000 sq. ft. and approximately 15 ft. in height. ""In addition to the public notice send to adjacent properties by the Town of Vail, Vail Mountain School sent out notices to the surrounding neighborhood prior to the submittal, providing additional information about the project and requesting feedback if neighbors had any concerns. ""As indicated in these plans, there will be no negative effect on the character of the area, as the proposed greenhouse is consistent with the architectural character of the existing Vail Mountain School and will be small in footprint and in height. """5.Such other factors and criteria as the commission deems applicable to the proposed use.!"Applicant Response: If the Planning and Environmental Commission feels that other factors and criteria are applicable, these will be addressed by the applicant at the hearing.!"6.The environmental impact report concerning the proposed use, if an environmental impact report is required by chapter 12 of this title.!"Applicant Response: Due to the nature of this proposal, this criteria is not applicable. """
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Adjacent Properties!"TOWN OF VAIL"FINANCE DEPT"75 S FRONTAGE RD W "VAIL, CO 81657-5043""VAIL MOUNTAIN SCHOOL"3000 BOOTH FALLS RD "VAIL, CO 81657""PARLIAMENT, FRANCINE R. & MARVIN A."3241 KATSOS RANCH RD "VAIL, CO 81657""CURRENT, WILLIAM C. & NANCY N."3235 KATSOS RANCH ROAD "VAIL, CO 81657""STEIMLE, MICHAEL DAVID, CYNTHIA RUTH, - JOHN DAVID & RUTH KOHL"PO BOX 2024 "VAIL, CO 81658""JASPER, HARRY J. & DEBORAH J."3245 KATSOS RANCH RD "VAIL, CO 81657""PIPER, DUANE & CAROLYN"PO BOX 5560 "AVON, CO 81620""NAVAS, JORGE A."183-10 GORE CREEK DR "VAIL, CO 81657""CADMUS, MARK & MARTA"281 BRIDGE ST "VAIL, CO 81657-4546""BARBOREK FAMILY TRUST"3265 B KATSOS RANCH RD "VAIL, CO 81657""MICHAEL E. LISCHER SR REVOCABLE TRUST, MARIE R. LISCHER TRUSTEE"329 HOLMES ST "BETTENDORF, IA 52722-4641""TIMOTHY E. WYMAN REVOCABLE TRUST"31 S HARRISON ST "EASTON, MD 21601""
"""SPECK, ERIC J."4104 ZARZUELA AVE NW "ALBUQUERQUE, NM 87120-1199""ALAN M. SCOTT TRUST - ETAL"936 DETROIT ST "DENVER, CO 80206-3838""CANON, JOHN F."3140 BOOTH FALLS CT B "VAIL, CO 81657""VICKERS, KENNETH A. & REBECCA P."PO BOX 3934 "VAIL, CO 81658""GUERRY, R. KENNON & ROBIN S."3130 B BOOTH FALLS CT "VAIL, CO 81657""LAMB TRUST"GEORGE LAMB"230 BRIDGE ST "VAIL, CO 81657""GAZIOGLU, HALIDE K."3120 BOOTH FALLS CT "VAIL, CO 81657""GUNN, EMILY"3100 BOOTH FALLS CT "VAIL, CO 81657-4629""COBB, JAMES T., JR - ETAL"4001 NASSAU CIR W "ENGLEWOOD, CO 80113-5149""SHIELDS, MICHAEL W. & FRANCES A."3525 TURKEY CANYON RANCH RD "COLORADO SPRINGS, CO 80926""WINDSURFER LLC"PO BOX 1644 "DUXBURY, MA 02331-1644""GOTTLIEB, JOHN E. & LYNN C."3021 BOOTH FALLS RD "VAIL, CO 81657""SCHABACKER, BARBARA BRITAIN - JONES, KAREN J."
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32 CHARLOU CIRCLE "ENGLEWOOD, CO 80111""K. LEE KUHLKE QPR TRUST - ETAL"1501 E STANFORD AVE "ENGLEWOOD, CO 80113-5949""MARSH, PATRICIA E."312 SEVERN AVE E107 "ANNAPOLIS, MD 21403-2520""DANSON LIVING TRUST"3005 A BOOTH FALLS RD "VAIL, CO 81657""EGGERS, BILL T. & ANN"3005 BOOTH FALLS RD B "VAIL, CO 81657-5816""(NOT DIRECTLY ADJACENT BUT IN NEIGHBORHOOD)!"LUBIN, KENNETH A."3236 KATSOS RANCH RD "VAIL, CO 81657-4635""STORY, RAY E., JR"8101 E MISSISSIPPI AVE "DENVER, CO 80247""CARPENTER, ROBERT S."2170 TECUMSEH PARK LN "W LAFAYETTE, IN 47906-2182""CARPEN COMPANY/ROBERT S. CARPENTER, SOLE PROPRIETOR"2170 TECUMSEH PARK LN "W LAFAYETTE, IN 47906""GRISAFI, REGINA - REIMERS, JOHN"PO BOX 698 "VAIL, CO 81658""GARTNER, SUZANNE E."3115 B BOOTH FALLS CT "VAIL, CO 81657""NORDSTRAND, JOHN E. & TAMMY"3115 BOOTH FALLS CT E "VAIL, CO 81657""FEENEY, DANIEL JAMES"3145 A BOOTH FALLS CT "VAIL, CO 81657"
"JOHN H. GOLDSTEIN LIVING TRUST"PO BOX 1695 "VAIL, CO 81658""ADAIR, KATHERINE D. & JOHN"3035 BOOTH FALLS RD "VAIL, CO 81657"""KATZ, MARTIN J. - CANN, MARGARET K."IN CARE OF NAME MARY ANN GOLAY"621 SEVENTEENTH ST 801 "DENVER, CO 80293""LINAFELTER, RODNEY L."1201 E LAYTON AVE "ENGLEWOOD, CO 80113"""TEUNIS, CONSTANCE B., BERNARD S. & CANDICE B."PO BOX 1288 "WHITE STONE, VA 22578-1288""PEAK SERVICE REALTY"PO BOX 2356 "VAIL, CO 81658""BOOTH FALLS HOMEOWNERS ASSOCIATION"PO BOX 3592"VAIL, CO 81658""CHRIS TANIS"P. O. BOX 5800"AVON, CO 81620"""(ACROSS I-70)!"REVOCABLE TRUST AGREEMENT OF HOLLY B. ADAMS"5827 PERRIER ST "NEW ORLEANS, LA 70115-4333""CAULKINS FAMILY PTNSHP"1600 BROADWAY STE 1470 "DENVER, CO 80202-4915""KAPLAN, GILDA L.- ETAL"3030 BOOTH CREEK DR "VAIL, CO 81657""
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JOSE ANTONIO O FARRILL QUALIFIED PERSONAL RESIDENCE TRUST"CRATER 428 MEXICO 01900 DF "MEXICO CITY MEXICO""REGGIE D. DELPONTE RESIDENCE TRUST NO. 1 - REGGIE D. DELPONTE RESIDENCE TRUST NO. 2"19600 FAIRCHILD STE 285 "IRVINE, CA 92612-2518""REIMERS, ARTHUR J."445 ROUND HILL RD "GREENWICH, CT 06831""SAVAGE, KENDALL BURNEY"4028 MCFARLIN BLVD "DALLAS, TX 75205-1724""SNOWFLAKE TRUST" MANTUCKET CAPITAL LLC"5251 DTC PARKWAY STE 995 "ENGLEWOOD, CO 80111""HINTZ, BERND JURGEN"3130 BOOTH CREEK DR "VAIL, CO 81657"
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