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27 February 2017
Members of the PEC:
We are submitting for a conceptual review of a proposed employee housing project to be located on the
current Solar Vail site. Rather than submit a completely designed building we are asking for your input
very early in the process. We do not have polished renderings or 3D models to show you, only
rudimentary plans and some rough elevations. Hopefully this is enough for you to give us some
direction and guidance on how best to move forward with the project.
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 would not work for that building.
We are proposing a similar but smaller development today. We believe this 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. It does not meet and will not meet TOV driveway standards due to the steepness and
angle of intersection with the Frontage Road.
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.)
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-27 February 2017 2
Along the east property line is a 20' utility easement with electric service and possibly gas lines (Xcel
isn't sure) in it. 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 does allow for the proposed
development if the PEC and utility companies will allow the necessary encroachments.
For the proposed use,the location of the site could not be more ideal. It is a 3 minute walk to the bus
stop in front of the school, only slightly longer to get onto the pedestrian bridge over the interstate and
into Lionshead. Many of the current residents choose to walk east to Town rather than wait for the
busses.
The Existing Building:
The existing building consists of 24 single bedroom units on three floors. It was built in the 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. 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 overflow parking by 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.
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 it may be time to take another look at improving the property and
adding more EHU's to the site. A development team of local experts has been assembled to handle the
project. We are here to get PEC feedback on our proposal.
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 prefininshed 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
than was approved in 2008: maximum building height of 50' instead of the previously approved 80'. The
EHU count will be approximately 68 units and the office area (the offices are primarily for Sonnenalp
functions related to employee housing) has been reduced to less than 1700 sf. The proposed building is
not intended to be limited solely to employees of the Sonnenalp. This location is ideal for employees of
the Hospital, shops and restaurants 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.
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-27 February 2017 3
We are also 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 36 total spaces plus one dedicated loading space for Fed Ex/UPS
delivery trucks. This number includes the parking in the front setback and is all that will fit on the site on
one level. Thirty (30) spaces will be under the building(i.e. covered).
Seven (7) of these spaces are required to satisfy the Chapter 10 requirement related to office space
although we would argue that this number could be reduced due to the fact that office hours and
resident hours are the opposite of one another. That leaves 29 spaces to be allocated to the EHU's, or a
ratio of.43 spaces per unit. The restricted site area,the historic lack of demand for parking on this site
and the lessons learned at Middle Creek would seem to justify the requested reduction. And, as in 2008,
we will submit a Parking Management Plan for PEC review and approval per section 12-61-8.
Small portions of the building are proposed to encroach into both side setbacks and we anticipate that
once again we will be building into a small portion of the 40%slopes.
Another improvement over the previous project is in the access driveway. Before, we needed to
construct a Vail Fire hammerhead that cut deeply into the hillside (we received Town Council approval
for this). In this proposal,that turnout will be eliminated and fire truck movements will be
accommodated on site.
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.
In this "conceptual" PEC review, we are looking for as much concrete feedback as you can give us,
especially with regards to the proposed parking numbers. Structured parking is prohibitively expensive
for this project and based on the historical parking needs of this site, our proposed numbers look to
adequately address the need.
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.
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-27 February 2017 4
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(or so) higher than what exists now so
there is little, if any, impact on the distribution of light and air.
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 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 perhaps at some point in the near future there will be adequate incentives
to take advantage of the opportunities this site and building have to offer.
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 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.
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-27 February 2017 5
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 to help mask the lower
portions of the new building. 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