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HomeMy WebLinkAboutPEC17-0016_May 2017 rezoning sub division application_1515021947.pdf Vail Valley Medical Center Rezoning and Minor Subdivision Applications May 2017 Introduction The Vail Valley Medical Center is in the m idstof implementing a m ajorrenovation and expansion of its Vail Cam pus. Improvements to the West Wing are nearing completion and updated CUP plans for the redevelopmentof the East Wing will besubmitted to the Town in the near future. Planned improvementsatVVMC have been designed to implementthe goals as outlined in the Vail Valley Medical Center Site Specific Redevelopment Master Plan (VVMCMP or Master Plan) that was adopted by the Town in 2015. The VVMCMP identified the potential benefits of a land exchangebetween VVMC and the adjoining Evergreen Lodge. The concept of the land exchange involvedthe Evergreen Lodge acquiring a portion of VVMC's parking lot located at the west end of the cam pus and VVMC acquiring the eastern portion of the Evergreen site. Whilethere are a number of benefits to this land exchange,foremost am ong them is that the exchange would expand the Evergreen Lodge site to establish frontage along West Meadow Drive and with the exchange VVMC would acquire additional land for expansion of the hospital (specifically the helipad building and Emergency Department) and for a new entry to the cam pusoff of South Frontage Road. Subdivision and rezoning applications are necessary for both of the exchange parcels. VVMC and the Evergreen Lodge havecollaborated on theseapplications with the Evergreen handling applications for VVMC land they will acquire and VVMC handling applications for Evergreen land they will acquire. The Evergreen Lodge has submitted under separate cover (with authorization from VVMC) an application for a minor subdivision to create Lot F-1 (currently apart of Lot F,Vail Village Second Filing) located at the west end of the VVMC cam pus)and to re-zone this land toLionshead Mixed Use- 1 District. This application submitted byVVMC (with authorization from the Evergreen Lodge) will create Lot 2E-1 (currently a part of Lot 2W,Vail/Lionshead Second Filing)located at the east end of the Evergreen site) and rezone this land to General Use. Upon approval of thesesubdivisions the twoparcels will be conveyed to their respective parties and the land exchange will be com pleted. In addition to rezoning Lot 2E-1 to General Use, a parcel previously acquired byVVMC from the Evergreen Lodge is also proposed to be re-zoned to GU. This parcel is Lot 2E,Vail/Lionshead Second Filing and is currently zoned Lionshead Mixed Use-1. With thesetwo re-zonings the entire VVMC cam pus (with the exception of the Medical Professional Building will be zoned General Use. The diagram on the following page depicts these twosubdivisions and rezoning requests. Note that this application pertains just to the subdivision and rezoning of land that is currently owned by the Evergreen Lodge (and Lot 2E as mentioned above). Vail Valley Medical Center Rezoning and SubdivisionApplications 1 VVMC East Wing Subdivision and Rezoning Diagram Land to be conveyed to VVMC Proposed Lot 2F-1 Area to be re-zoned General Use +/-10,000 s.f. Land to be conveyed to Evergreen Proposed Lot F-1 +/-12,500 s.f. Minor Subdivision and Review Criteria A copy of the Final PlatVail/Lionshead, Second Filing, Bbck 1,A Resubdivision of Lot 2W is provided at the end of this report. Thissubdivision creates new Lot 2E-1. Lot 2E-1 is .2296 acres, or 10,001 square feet in size. This parcel will be included in the"development site"for VVMC (discussed further in the Conditional Use Permit application for the East Wing). The proposed subdivision conforms to the minimumstandardsfor a Minor Subdivision. Below aresubdivision review criteria: (1) Theextent to which the proposed subdivision is consistent with all the applicable elementsof the adopted goals,objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Response The VVMC MP is the most relevant consideration with respect to the proposed subdivision's consistency with Vail'scomprehensive plan. TheVVMC MP identified the potential benefits of a land exchange between VVMC and the Evergreen Lodge. The proposed subcivision is requisite to implementingthe land exchange and as such thesubdivision is consistent with thecomprehensive plan and thetown's developm entobjectives. Vail Valley Medical Center Rezoning and SubdivisionApplications 2 (2) The extent to which the proposed subdivision complies with all of thestandards of this title, as well as, but not limited to,title 12,"Zoning Regulations", of this code, and other pertinent regulations that the planning and environmental corn m issiondeemsapplicable; and Response The proposed subdivision is complies with the m inim umstandards for a Minor Subdivision and is in compliance with zoning regulations. (3) Theextent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with m unicipaldevelopment objectives; and Response The proposed subdivision will result in a logical and convenient enlargementof the VVMC site area and in doing so increase VVMC's frontage on the South Frontage Road. This willfacilitate the design and developmentof the new East Wing of VVMC. Specifically, the increased site area will facilitate the developmentof an on-site helipad and with creating a new"front door"to VVMC at the South Frontage Road. Both of these improvements are majorobjectives of the VVMC MP. (4) Theextent of the effects on thefuture development of the surrounding area; and Response While the subdivision will have a direct effect on the redevelopment of VVMC, it will not have a direct effect on the development of surrounding properties. (5) Theextent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of publicservices, or require duplication or premature extension of publicfacilities, or result in a"leapfrog" pattern of development;and Response This criteria is not applicable. (6) Theextent to which the utility lines are sized toserve the planned ultimatepopulation of the service area to avoid future land disruption to upgrade undersized lines; and Response The proposed subdivision will have no effect on thisconsideration. Vail Valley Medical Center Rezoning and SubdivisionApplications 3 (7) Theextent 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,vegetation, riparian corridors, hillsides and other desirable natural features; and Response The proposed subdivision will have no effect on the considerations listed above. (8) Such other factors and criteria as the com m issionand/or council deem applicable to the proposed subdivision. Response Other such factors, if any, will be addressed during the review process. Re-zoning Proposed Lot 2E-1 (the lot to be created by this subdivision request) and Lot 2E are currently zoned Lionshead Mixed Use-1. The lots are proposed to be rezoned to General Use. The proposed redevelopmentof the East Wing is located on both of these parcels. The reason for rezoning these parcels to GU is to establish zoning that will allow for the redevelopment of VVMC as contem plated by the VVMC MP and specifically for land uses contemplated for the East Wing (health care facilities and emergencyhelipad). More information on the East Wing is provided in the Conditional Use Permit application to be provided under separate cover. Refer to the diagram on page 2for a depiction of parcels to be rezoned to GU. Below arerezoning review criteria: (1) Theextent to which the zone district amendmentisconsistent with all 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; and Response The VVMC MP is the most relevant consideration with respect to the proposed rezoning's consistency with Vail'scomprehensive plan. The VVMC MP identified the potential benefits of a land exchange between VVMC and the Evergreen Lodge. The proposed rezoning is requisite to implementingthe land exchange and subsequent redevelopment of the East Wing (as outlined in the VVMC MP) and as such the rezoning is consistent with the comprehensive plan and the town's development objectives. (2) Theextent to which the zone district amendmentis suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents;and Vail Valley Medical Center Rezoning and SubdivisionApplications 4 Response The GU district is the m ost suitable zonedistrict for a m edicalcenter. The rezoning will result in the majorityof the VVMC being zoned General Use and in doing so allow for the redevelopment of the East Wing as outlined by the VVMC MP. (3) Theextent to which the zone district am endmentpresents a harmonious, convenient, workable relationship among land uses consistent with m unicipaldevelopment objectives; and Response The proposed rezoning will allow thesubject parcels to be incorporated into the design and developmentof the new East Wing of VVMC, specifically, the development of health care facilities and an on-site helipad. Bothof these improvements are major objectives of the VVMC MP. (4) Theextent to which the zone district amendmentprovides for thegrowth of an orderly viable comm unity and does not constitute spot zoning as the amendmentserves the best interests of the community as a whole; and Response The rezoning will allowfor redevelopment of VVMC ascontemplatedby theVVMC MP and as such will provide for the orderly and viablegrowth of the community. The rezoning will extend the GU zoning on adjacent parcels of the VVMC cam pus. This rezoning does not constitute spot zoning. (5) Theextent to which the zone district amendmentresults in adverse or beneficial impactson the natural environment, including, but not lim ited to,water quality, air quality, noise, vegetation,riparian corridors, hillsides and other desirable naturalfeatures; and Response The proposed rezoning would have no effects on the considerations listed. (6) Theextent to which the zone district am endmentis consistent with the purpose statement of the proposed zone district; and Response 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 Vail Valley Medical Center Rezoning and SubdivisionApplications 5 each particular development proposal or project arenecessary to achieve the purposes prescribed in section 12-1-2 of this title and to provide for the public welfare". As a quasi-public use, the GU district is appropriate zoningfor the VVMC. (7) Theextent to which the zone district amendmentdemonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate; and Response The VVMC MP, among other things,establishes VVMC's and the Town's shared goalfor the medical center to remain in Vail. Part and parcel to the medial center remaining in Vail is the need to expand and m odemize existing facilities. Theseconditions provide a basis for the rezoning of thesetwo properties. (8) Such other factors and criteria as the corn m issionand/or council deem applicable to the proposed rezoning. Response Other such factors, if any, will be addressed during the review process. Vail Valley Medical Center Rezoning and SubdivisionApplications 6