HomeMy WebLinkAboutPEC17-0046_PEC submittal cover letter_1510167799.pdf WIIIII1
Kriel ;11 II
imrimiramrim
FL-goal
8 November 2017
Members of the PEC:
First of all,thank you for your time and comments at our conceptual review back in February.
We are submitting for the final review of a proposed employee housing project to be located on the
current Solar Vail site. The project has changed only slightly since you last saw it;we took out 3 units
that would be too expensive to build due to cuts into the hillside. We now have 65 units. Any other
changes are evolutionary as we refine the design in response to the construction technology and
Building Code review.
History:
In late 2007, the current owner received approval to re-zone the property from HDMF to the Housing
zone district. This was done because the Housing zone district offered more flexibility in terms of the
number of EHU's allowed on the site as well as the fact that the PEC is allowed to determine many of the
design standards.
In 2008, we received unanimous PEC and DRB approval for a project on this site: that building had 6
levels of EHU's over two levels of parking; 80' maximum building height,with 82 EHU's and 4800 sf of
professional office space. Approvals included a variance for permission to build into the man-made 40%
slope behind the building, encroachments into the west side setback, and a reduction in the required
parking for the EHU's.
That project did not proceed as the downturn in the economy hit and the simple fact was that the
numbers didn't work. They still do not work for that building.
The building we are proposing this time is similar in design but smaller and easier to build. We believe
this updated design will still address the needs of the Applicant and the Community but offer more
sound financial metrics.
The Site:
The approximately 1 acre site is bordered to the south by the 1-70 right-of-way,to the east by TOV
owned lands,to the west by the Red Sandstone/VRD Gymnastics Center and to the north by steeply
sloping TOV owned open space. Access from the Frontage Road is via a driveway that crosses the TOV
owned property;the existing access road does not meet and cannot meet TOV driveway standards due
to the steepness and the angle of intersection with the Frontage Road.
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Solar Vail Conceptual Review- 16 October 2017 2
The buildable area of the site is severely reduced on the north side by the steepness of the open slope.
Down near the existing building,some of the slopes exceed 40%although it appears that these slopes
were the result of grading done during construction of the existing building. (It should be noted that the
VRD Gymnastics center next door is built into this same slope.)
Along the east property line is a 20' utility easement with only electric service therein. The south
property line is encumbered with a 30' utility easement and another 20' utility easement that branches
off to the northwest and effectively cuts off the southwest corner of the site. All in all, less than 50%of
the site is buildable per the TOV Code but it does allow for the proposed development if the PEC and
utility companies will allow the necessary minor encroachments. Utility company sign-offs are in
progress at this time.
For employee housing,the site could not be more ideal and unique in terms of its location relative to
both village cores, recreational opportunities and public transit. There are no neighbors to complain
about adverse impacts. It offers a 7 minute walk down to the Lionshead gondola and only 12 minutes
back uphill from the Firstbank on Vail Road. Many of the current residents choose to walk east to Town
rather than wait for the busses. The building is served by three TOV bus routes immediately adjacent to
the site at RSES and more TOV and ECO routes are accessed by the short walk across the pedestrian
bridge.
The Existing Building:
The existing building consists of 24 single bedroom units on three floors. It was built in the mid 70's and
offers only Spartan accommodations. One level of parking is at grade, half of which is tucked under the
south side of the building and half of which is in the front setback. The building currently serves as
employee housing for Sonnenalp Properties. Employee usage of the parking is very low-typically 6-8
cars during the Winter season. Vacant spaces are often used for Hotel staff and as overflow parking for
the Hotel.
The roof of the existing building is an "antenna farm"that provides cell phone service from the mouth of
Dowd Junction eastward to the golf course. At this time, only one provider is still on the building and we
do not yet know if they will stay on the property. For the time being,we assume they will.
This proposed project:
In light of all the discussions and media reports on the dire state of employee housing in Vail and
downvalley,the Owner decided that was a good time to take another look at the project that was
approved back in 2008 and make the changes necessary to make the numbers work.
Because the building is an important source of employee housing for the Owner, it is imperative that the
start-to-finish on-site construction be completed between April and December. To minimize the
construction duration, we are looking to use "systems built"technology that will allow pre-constructed
and prefinished modules to be trucked to the site and erected quickly. This technology is not cost
effective for a building more than 4 stories. Therefore, we are proposing a significantly smaller building
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Solar Vail Conceptual Review- 16 October 2017 3
than was approved in 2008: maximum building height of 4 stories over 1 level of on-grade parking
instead of the previously approved 6 stories over 2 levels of parking. The EHU count will be 65 units and
the office area has been reduced to less than 1250 sf net. We have added tenant amenities such as a
small lobby, mail room,ski storage room and laundry rooms.
The proposed building will not be limited solely to employees of the Sonnenalp. This location is ideal for
employees of the Hospital and employers in the Village and Lionshead. It is also ideal for young families
whose children will be attending RSES next door. The school has also indicated that it would be an ideal
location for some of their teachers- most of whom now live west of Dowd Junction and get cut off when
that section of highway closes. A number of units will be offered first each year to employees who do
not work at the Hotel.
As was presented at the conceptual meeting,we are requesting a substantial reduction in the required
parking from what was approved in 2008. As housing is not a listed use in the Chapter 10 Schedule B
parking schedule,the PEC determines the requirements. Our proposal is for 34 total spaces plus one
dedicated loading space for Fed Ex/ UPS delivery trucks. (We do not see a need for anything larger as
they will not be able to get up and down the proposed driveway.)This number includes the parking in
the front and side setbacks (6 spaces) and is all that will fit on the site on one level at the existing grades.
Twenty-eight(28) of these spaces will be under the building (i.e. structured parking).
While five (5) of these spaces are required to satisfy the Chapter 10 requirement related to office space-
we would argue that this number should be reduced due to the fact that office hours and resident hours
are complimentary and not conflictive. The restricted site area,the proximity to public transport,the
short walking distance to the Villages and the historic lack of demand for parking on this site and would
seem to justify the requested reduction. And, as in 2008,we are submitting a Parking Management Plan
for PEC review and approval per section 12-61-8.
Pending review and approval from the utility companies, small portions of the building are proposed to
encroach into both side setbacks and we anticipate that once again we will be building into and above a
small portion of the 40%slope on the west side of the lot.
While the building shape and design will be similar to the one approved in 2008, this proposal is for a
much reduced bulk and mass. Gone is one level of structured parking and two levels of units. As before,
we intend to "hide"the top floor within the roof forms in order to reduce the apparent mass of the
building. We have stepped the building down at the NE,SE and SW corners to further reduce the
apparent mass.
Proposed building materials are simple: mostly stucco (EIFS)with accents in cement board siding.
Asphalt shingle roofing and exposed precast at the base.
Landscaping will be kept to a minimum. The sun-baked hillside behind the building will be re-veg'd as
necessary. The existing south side retaining wall and berm will be left as is. The existing west side
retaining wall is failing and will be removed and the slope regraded to allow for snow storage in this
area. It will be seeded with native grasses.The existing (2) spruce trees will be saved and re-planted and
new aspen trees will be added to replace those removed and to screen the property from the traffic
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Solar Vail Conceptual Review- 16 October 2017 4
coming up the driveway of RSES. The ability to plant trees along the west side is severely restricted by
the Vail Fire Dept's recommendation to keep any trees at least 15"from the building. We hope to work
with the TOV to plant trees on the RSES site east of their driveway.
Finally,the new building will coordinate with the Cellular Service providers to incorporate as much of
their hardware into the building as possible. The design will include chimneys at each end that will
house most, if not all,of the antennae and receivers.
We hope that you will consider this project as submitted and give us final approval so that we may get
this built in 2018.
Information required by the TOV as part of the application:
Describe the nature of the proposed use and measures proposed to make the use compatible with the
other properties in the vicinity.
Applicant response: The property is zoned in the Housing zone district and currently contains a building
being used for employee housing. No change in this use is proposed. The only other buildings in the
immediate vicinity are the VRD Gymnastics Center and Red Sandstone Elementary School. Having
housing next to a school and rec center is a compatible use.
The relation and impact of the use on development objectives of the Town.
Applicant response: Employee housing is one of the Town of Vail's top priorities at this point in time.
Expanding and improving this use is therefore consistent with the objectives of the Town.
The 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 facility needs.
Applicant response: The proposed building is only one story higher than what exists now (and three
stories lower than was approved in 2008) so there is little, if any, impact on the distribution of light and
air. There are no neighbors on any side who will impacted.
By increasing the quality and number of EHU's in such close proximity to Lionshead and Vail Village,the
effect on the distribution of population is entirely positive. It allows more people to live close to their
place of employment and recreation and provides the Town with an increased year-round population
base that earns, spends and recreates within the Town.
The effect on transportation is also entirely positive. Fewer cars driving into and out of town for the
workday with the attendant decrease in demand for daytime parking in the structures or along the
Frontage Roads. Better utilization of the existing bus system and pedestrian routes increases their
efficiency and benefits the environment. These all combine to reduce the need for more/wider roads,
parking, road maintenance,traffic management, etc.
The effects on utilities are minimal as there are already utilities in place at the site and surrounding the
site. While there are no plans at this time to include a solar array on the building, it is an ideal location
for such an installation and we are planning to do more work toward the goal of incorporating PV solar
into the building design.
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Solar Vail Conceptual Review- 16 October 2017 5
Red Sandstone elementary is operating below capacity. By increasing the number of EHU's and offering
a wider mix of unit sizes,we are increasing the possibility that there will be families with young children
at this location who will be able to walk to and from the school.
There is really very little change from the existing in terms of the impact on parks and recreation
facilities and the other public facilities in the Town. By increasing the number of residents in such close
proximity to the Town and all it has to offer(including the Mountain), we are only serving to increase
the rate of utilization of these facilities with no increase in vehicular traffic.
The 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 area.
Applicant response: A traffic study was done in conjunction with the much larger project approved in
2008. That study concluded that there was no appreciable increase in traffic to and from the site. No
new turn lanes or other traffic flow control improvements were warranted. The currently proposed
building is substantially smaller. And, by bringing more employees in closer to their place of
employment and recreation,we are reducing traffic congestion. The reconfiguration of the driveway to
the building will also aid in traffic flow as the drive will now intersect the Frontage road at a right angle
instead of the acute angle that exists today.
Most of the proposed parking on site will be under cover and snow removal requirements will be no
different than exists already. On site snow storage will be per TOV requirements.
The 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: The existing 3 story-over-parking building is well hidden from most perspectives by
the existing berm and retaining wall. We propose to keep the wall and berm on the south side to help
mask the lower portions of the new building and minimize its bulk and mass. The new building is only
proposed to be one story taller although the roof will be more prominent than the existing roof. This
extra height will be masked by bringing the eave line of the proposed roof down to the floor line of the
top floor. This proposed building is about 1/3 lower in height than the one approved in 2008 so it will be
more in scale with the neighboring Gymnastics building and the school.
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Solar Vail Conceptual Review- 16 October 2017 6
Proposed Design parameters:
Lot area (buildable): 42,637.5 sf (22,259 sf)
Density: 65 EHU's
(43 studios, 13 One Bedroom, 6 Two bedroom, 3 Three bedroom)
Total building area: 58,500 sf
GRFA: 38,000 sf
Max Height above existing grade: approx. 67'-0" (at SE corner-does not include cell tower chimneys)
Setbacks:
North: 67'-0"
South: 30'-0"
East: 17'-6"
West: 6'-0" (at stair)
Parking: 34 spaces+ 1 loading bay
Site Coverage: 13,208 sf(30.3%)
Paved area (on site only): 6,083 sf
Snow storage required (on site); 1,825 sf
Snow storage provided (on site): 1,973 sf
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com