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Home My WebLink AboutPEC17-0034_Submittal Letter Rockledge Road 7-10-17_1500301200.pdfJuly 13, 2017 Ma# Panfil, Planner 75 S. Frontage Road Vail, CO 81657 RE: Exemp3on Plat for 307 Rockledge Road / Parcel B, a Resub of Lots 14 and 17, Vail Village 1st Filing Dear Ma#, We are requesBng an exempBon plat for the property located at 307 Rockledge Road (Parcel No. 2101-071-15-023). I reviewed the staff reports and minutes for the 1986 approval which took two Primary/Secondary lots (14 and 17) and repla#ed those properBes to allow for one Primary/Secondary parcel and two Single Family parcels. In essence, the approval allowed one duplex to be separated as two Single Family homes. The plat note regarding GRFA placed on the plat was intended to reflect the GRFA allowable under the zoning in effect at the Bme. In 2007, the Town of Vail undertook amendments to the GRFA requirements and calculaBons, modifying GRFA in the residenBal zone districts. However, due to the plat note on this property, Parcel B is noted as 3,000 sq. a. of GRFA. We are now requesBng to allow Parcel B, which is zoned SFR, to be allowed the GRFA as permi#ed by the current Town’s Zoning RegulaBons. Under SFR zoning, Parcel B is allowed 4,549 sq. a. of GRFA. This is actually about 1,000 sq. a. less than it would be allowed under P/S zoning (the previous zoning of the property.) This proposed exempBon plat would eliminate any plat notes on GRFA and will allow the zoning on the property, which is SFR, to control the GRFA. SecBon 13-12-3 provides the criteria for review for an ExempBon Plat, referring to the criteria for a Major Subdivision outlined in SecBon 13-3-4. These criteria, because they apply to major subdivisions, are difficult to apply to this parBcular exempBon plat, which is only to remove a plat note regarding GRFA to the calculaBon as allowed by the Zoning RegulaBons in 1986. The criteria are provided below, along with our analysis of the proposed exempBon plat: PO Box 4777 Eagle, Colorado 81631 970.376.3318 www.mpgvail.com Subject Property, zoned SFR 1.The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objec3ves and policies outlined in the Vail comprehensive plan and is compa3ble with the development objec3ves of the town; and Applicant Analysis: The Vail Land Use Plan designates this property as “Low Density ResidenBal” which is defined as: This category includes single-family detached homes and two-family dwelling units. Density of development within this category would typically not exceed 3 structures per buildable acres. Also within this area would be private recrea>on facili>es such as tennis courts, swimming pools and club houses for the use of residents of the area. Ins>tu>onal / public uses permiBed would include churches, fire sta>ons, and parks and open space related facili>es. (pg. 24) Furthermore, the Vail Land Use Plan provides the following goals which are applicable to this proposed exempBon plat: 1.3. The quality of development should be maintained and upgraded whenever possible. 5.1. Addi>onal residen>al growth should con>nue to occur primarily in exis>ng, plaBed areas and as appropriate in new areas where high hazards do not exist. The proposed exempBon plat is consistent with the land use designaBon and the goals of the Vail Land Use Plan, and is compaBble with the development objecBves of the Town. 2.The extent to which the proposed subdivision complies with all of the standards of this 3tle, as well as, but not limited to, 3tle 12, "Zoning Regula3ons", of this code, and other per3nent regula3ons that the planning and environmental commission deems applicable; and Applicant Analysis: The exempBon plat allows the property to be governed by the Zoning RegulaBons, specifically SecBon 12-6B-8: Density Control of the SFR zone district. It removes a plat note that was based on the GRFA calculaBons in place in 1986. As a result, the proposed exempBon plat complies with all standards of the Title 12, Zoning RegulaBons. 3.The extent to which the proposed subdivision presents a harmonious, convenient, workable rela3onship among land uses consistent with municipal development objec3ves; and Applicant Analysis: By using the zoning of the property, SFR, to determine GRFA, this proposed exempBon plat is consistent with the purpose statement of the zone district which states: 12-6B-1: PURPOSE: The single-family residen>al district is intended to provide sites for low density single- family residen>al uses, together with such public facili>es as may be appropriately located in the same zone district. The single-family residen>al district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with single-family occupancy, and to maintain the desirable residen>al quali>es of such sites by establishing appropriate site development standards. Using the zoning to determine GRFA is consistent with minimal objecBves. As a result, the proposed exempBon plat creates a more convenient and workable relaBonship among land uses. 4.The extent of the effects on the future development of the surrounding area; and Applicant Analysis: The proposed exempBon plat allows for this property to take advantage of the recent changes to the calculaBon of GRFA, in the same manner that all surrounding properBes are now able to. As a result, there are no effects on the future development of the surrounding area. 5.The extent to which the proposed subdivision is located and designed to avoid crea3ng spa3al paSerns that cause inefficiencies in the delivery of public services, or require duplica3on or premature extension of public facili3es, or result in a "leapfrog" paSern of development; and Applicant Analysis: The proposed exempBon plat does not create a development pa#ern which would cause inefficiencies in public services. This criterion is not applicable to this exempBon plat. 6.The extent to which the u3lity lines are sized to serve the planned ul3mate popula3on of the service area to avoid future land disrup3on to upgrade undersized lines; and Applicant Analysis: UBlity lines are all sized appropriately for this neighborhood and the proposed exempBon plat has no impact on exisBng uBliBes. 7.The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole; and Applicant Analysis: The proposed exempBon plat allows for an out-dated plat note on GRFA that was based on calculaBons from 1986 to be removed, and then allow for the current zoning standards to regulate GRFA. This creates a simpler process for all involved and creates equity among properBes. As a result, this proposed exempBon plat provides for the growth of an orderly, viable community and serves the best interest of the community. 8.The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegeta3on, riparian corridors, hillsides and other desirable natural features; and Applicant Analysis: The proposed exempBon plat has no impact on the natural environment. All other development regulaBons remain in place. 9.Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision. Applicant Analysis: We can provide any other addiBon informaBon requested. As indicated in the analysis of each criteria, the proposed exempBon plat is in compliance with the criteria for review of an ExempBon Plat. Thank you for your Bme and consideraBon on this ma#er. Should you have any quesBons, please do not hesitate to contact me at 970.376.3318 or via email at dominic@mpgvail.com. Sincerely, Dominic F. Mauriello, AICP Principal