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2001-0122 PEC
THIS ITEM MAY AI'FECT YdUR PROPERTY ~~ PUBLIC NOTICE ~` NOTICE iS HEREBY GIVEN That the Plannin and Environmental Commission of the Town of ' °~`~ 9 Vaii will hold a public hearing in accordance with Section 12-3-6 of the Municipal Code of the Town of Vaii on January 22, 2041, at 2:00 P.M. in the Town of Vail Municipaf Building. In consideration of: A request for a variance from Title 14, Vail Town Code, to allow for 4' and 0' wails within the front setback, located at 100 Vail RaadlLot 35, Block 7, Vail Village 1~ Filing, Applicant: Bill Dore Planner: George Ruther A request for a minor subdivision, to allow for the division of an unplatted tract of land into two lots, and a request for a rezoning from Residential Cluster Zone District to Single-Family Residential Zane District, located at 1552 Matterhorn CirclelSW '/4 of Section 12, Township 5 South, Range 81! West of the 6th Principle Meridian. Applicant: Dave Hiib Planner: Bill Gibson A request for a final review of a proposed special development district to allow for the construction of a new conference facilitylhvtel; and a final review of conditional use permits to allow for the construction of fractional fee units and Type III employee housing units at 13 Vail Road /Lots A, B, C, Block 2, Vail Village Filing 2. Applicant: Doramar Hotels, represented by the Daymer Corporation Planner: Brent Wilson A request for a minor subdivision, to allow for interior conversions within Forest Glen Subdivision, located at 4301-4480 Glen Falls Lane/Lots 1-14, Forest Glen. Applicant: Nancy Snyder Planner: Allison Ochs The applications and information about the proposals are available fior public inspection during regular office hours in the project planner's oft3ce, located at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend project orientation and the site visits that precede the public hearing in the Town of Vaii Community Development Department. Please call 479-2138 for information. Sign language interpretation avaiiatsle upon request with 24-hour notification. Please call 479- 2356, Telephone for the Hearing Impaired, for information_ Community Development Department Published January 5, 2001 in the Vaii Trail. ~~ oz ,~ ~ TOWN OF Y~fL PLANNING AND ENVIRONMENTAL GOMMISStON PUBLIC MEETING SCHEDULE Monday, January 22, 2001 PROJECT ORIENTATION 1-Community Development Dept. MEMBERS PRESENT $ItQ ~/ISitS 1. Hilo residence - 1552 Mattefiorn Circle 2. Dore' residence - 100 Vail Raad 3. East and West Meadow Drive Streetscape Driver: George r~ DOTE: Ifithe SEC hearing extends until 6~O~p p.m., the beard may break for dinner from 6:00 - 6~3f} p.m. 1:00 pm Public Hearing -Town Council Chambers 2.00 pm A request for a variance from Title 14, Vail 'down Code, to allow for 4' and fi' walls within the front setback, located at 100 Vail Road/Lot 35, Block 7, Vail Village 16f Filing. • Applicant: BiA Dore Planner: George Ruther 2. A request for a minor subdivision, to allow for the division of an unplatted tract of land into two lots, and a request far a rezoning from Residential Cluster Zone District to Single-Family Residential Zone District, located at 1552 Matterhorn CirclelSW'J4 of Section 12, Township 5 South, Range 81f West cif the 6th Principle Meridian. Applicant: Dave Hii Planner: Bill Gibs~~ r~. A request for a minor subdivision, to allow for interior conversions within the Forest Glen Subdivision, located at 4301-4480 Glen Falls LanelLots 1-14, Forest Glen. Applicant: Nancy Snyder Planner: Allison achs • 4. A request for a recommendation to the Town Council on proposed amendments to Title 12, Town of Vail Code (Zoning), to allow for the creation of the "Housing Zone District." Applicant: Town of Vail Planner: Allison Ochs ,1 ,~ T(TWN OF PAIL MEMBERS ABSENT AGB~iS'yF0 PUBLIC WELCOME 12:00 pm 5. A request for a worksession to discuss opportunities for improvements to the East and West Meadow Drive 5treetscape. Applicant: Town of Vail Planner: George Ruttier 6. A request for a final review of a proposed special development district #o allow for the construction of a new conference facilitylhotel; and a final review of conditional use permits to allow for the construction of fractional fee units and Type III employee housing units at ~3 Vail Road /Lots A, B, C, Block 2, Vaii Village Filing 2. Applicant: Doramar Hotels, represented by the Daymer Corporation Planner: Brent Wilson TABLED UNTIL FEBRUARY 12, 2~0'I 7. Approval of January 8, 2Qa© minutes 8. Information Update The applications and information about the proposals are available for public inspe~ion during regular office hears in the project planner's office located at the Town of Vail Community Developmen# Department, 75 South Frontage Road. Please call 479-2138 for information. Sign language interpretation avaiEatale upon request with 24 hour nntifcation. Please cal] 4792356, Telephone for the Hearing Impaired, for information. , C©mmunity development Department Published January 19, 20171 in the Vail Trail • • 2 PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING RESULTS Monday, ,January 22, 2001 PROJECT ORIENTATION 1-Community Development dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Galen Aasland Chas Bernhardt Diane Golden Doug Cahill Site Visits : 1. Hilb residence - 1552 Matterhorn Circle 2. Dore residence - 100 Vail Road 3. East and West Meadow Drive Streetscape Driver: George !3 MOTE: If the i'EC hearing extends until 6:00 p. m., the f7aard may break far dinner from 6:00 - 6:30 p.m. 1:00 pm Public Hearing -Town Council Chambers 2:00 pm 1. A request for a variance from Title 14, Vail Town Code, to allow for 4' and 6' walls within the front setback, located at 100 Vaii Rc~adlLot 35, Block 7, Vail Village 1$' Filing. Applicant: Bill Dare Planner: George Ru#her MOTION: Doug Cahill SECOND: Diane Golden VOTE: 4-0 DENIED 2. A request for a minor subdivision, to allow for the division of an unplatted tract of land into two lots, and a request for a rezoning from Residential Cluster Zone District to Single-Family Residential Zone District, located at 1552 Matterhorn CirclelSW ~/4 of Section 12, Township 5 South, Range 811 West of the 6th Principle Meridian. Applicant: Dave Hilb Planner; Bill Gibson MOTION; Chas Bernhardt SECOND: Diane Gaiden APPROVED - MINOR SUBDIVISION MOTION: Chas Bernhardt SECOND: Diane Golden APPROVED -REZONING • MEMBERS ABSENT Brian Doyon ,John Schoffield VOTE: 3-1 Galen opposed VOTE: 3-1 Galen opposed ll row>v ~F V~~ ~' 1 A request for a miner subdivision, to allow for interior conversions within the Forest Glen Subdivision, located at 4301-448© Glen Fails LanelLo#s 1-14, Forest Glen. Applicant: Nancy Snyder Planner: Allison Ochs MOTION: Doug Cahill SECOND: Chas Bernhardt VOTE:4-0 APPROVED WITH 2 CONDITIONS. That the applicant fles the amended final plat of forest Gien Subdivision within one year of the Planning and Environmental Commission's approval. The amended final plat must be signed by all property owners within Forest Glen as identified by the Eagle County Assessor. It is the applicant's responsibility to collect all signatures. Na applications for interior conversions will be accepted by the department of Community Development until the plat has been filed with the Eagle County Clerk and Recorder's office. 2. That the applicant correct the lot sizes for lots 4 and 5 prior to the submission of the mylar for the Amended Final Plat for Forest Glen Subdivision. 4. A request for a recommendation to the Town Council on proposed amendments to Title 1Z, Town of Vai! Code (Zoning}, to allow for the creation of the "Housing Zone District." Applicant: Town of Vail Planner: Allison Ochs MOTION: Diane Golden SECaND: Doug Cahill VOTE: 4-0 RECOMMENDATION OF APPROVAL TO TOWN COUNCIL 5. A request for a worksesson to discuss opportunities for improvements to the East and West Meadow Drive Streetscape. Applicant: Town of Vail Planner: George Ruther WORKSESSION - NO VOTE 6. A request far a final review of a proposed special development district to allow for the construction of a new conference facilitylhotel; and a final review of conditional use permits to allow for the construction of fractional fee units and Type III employee housing units at 13 Vail Road /Lots A, B, C, Block 2, Vail Village Filing 2. Applicant: Doramar Hotels, represented by the Daymer Corporation Planner. Brent Wilson TABLED UNTIL FEBRUARY '12, 2D~1 7. Approval of January S, 2400 minutes. 8. Information Update The applications and information about the proposals are available for public inspection during regular office hours in the project planner's office located at the Town of Vail Community Development Department, 75 South Frontage Raad, Please call 479-2138 for information, Sign language interpretation available upon request with 24 hour notification. Please call 479-2358, Telephone for the Hearing Impaired, for information. • • 2 rows Planning and Environmental Commission A1~ i i~3N FORM Department of Community iaeveiopment 75 S, Frontage ftd., Vail, C© 81657 s7o.~7~.zi~s Project Mama: Dore'retaining wall variance Project D~rlptidn: To allow fora 6` and 4' wall within the 20' • Participants: t7WNER DARE, WILLIAM J. C/O DARE' FAMILY UFFICE 515 i SAN FELIPE ST STE 900 HC~USTaN TX 77055-3607 License: APPLICANT KATHY AALTO Land Design By Ellison 1?o Box 1259 Avon, Co 81620 License: Project Address: 100 VAIL RD VAIL Location: Legal Descrrptidn: Lot: 35 Bloek: 7 Subdivision: VAIL VILLAGE FILING 1 Parcel Number: 2101x821$046 Comments: This application was denied BQARD/STAFF Ake ~ ,~QN Motion By: Ca1-i11 Second By: Golden vote: s-o Action; DENIED Date of Approval: Cdnditi©ns: • ~Cond: 8 (PLAN}: No changes to these plans may be made without the written consent of Town of Vail staffand/or the Dcsign Review Board. Planner: George Rather PEC dumber: PEC0004D8 12/18/2000 Phone: 12/18/2000 phone: 949-1700 PI;C 1~ee Paid: $250.00 MEM{JRANDUM TD: Planning and Environmental Commission FROM: Community Development Department DATE: January 22, 2001 SUBJECT: A request for a variance from Section 1 ~-14-2 of the Town Code, to allow for the construction of retaining walls that exceed 3 feet in height in the required front setback at 100 Vail R©ad/Lot 3~, Block 7, Vail Village First Filing. Applicant: Bill Dare' Planner: George Ruther L DESCRIPTION OF THE REQUEST The applicant, Bill Dare`, represented by Kathy Aalto of Land Designs by Ellison, is requesting a variance from Section 12-14-2 of the Town Code, to allow for the construction of retaining walls that exceed 3 feet in height in the required front setback at the Dore' residence, located at100 Vail Road. The variance request is necessary as the applicant proposes to construct retaining walls up to 0 feet in height in the front setback on the north side of the residence. According to information submitted by the applicant, the walls are necessary to preserve severa6 barge existing trees on the site while allowing the property owner to create useable lawn area on an otherwise very steep slope. The total lineal footage of retaining walls that will exceed the maximum 3-foot height limitation is approximately 1 QO feet. The retairnng walls are a mixture of poured in place stone veneer and dry stack boulder walls_ IL STAFF RECiC}MMENDATIt)N The Community Development Department recommends denial of the requested retaining wall height variance to allow for the construction of the new retaining walls_ The recommendation for denial is based upon the review of the criteria outlined. in Section IV of this memorandum. This recommendation. is subject to the following findings: That the granting of the retaining wall height variance constitutes a grant ofi special privilege inconsistent with the limitations on other properties in the PrimarylSecondary Zone District. 2. That the strict literal interpretation or enforcement of the wall height regulations does not result in a practical difficulty or unnecessary physical hardship inconsistent with the development objectives of the Municipal Code or the Primary/Secondary Zone District. 3. There are not any exceptions or extraordinary circumstances or conditions applicable to the applicant's property that do not apply generally to other properties in the Primary/Secondary Zone District. t ~. ~ . ~~ ~~ ..~- :ti TOWN OF YAIL ~ Should the Planning & Environmental Commission choose to approve the requested variance, staff recommends that the foElowing conditions be made part of the approval: 1. That the applicant submits a letter of approval from each of the respective utility companies holding rights to easements on the area of the proposed improvements to the Town of Vail Community Development aepariment prior to applying for Design Review Board approval. 2. That only temporary irrigation fixtures shall be installed on Town of Vail property. Any irrigation fixtures installed shall be for the purpose of establishing the plant material only and shall be removed by the owner or his representative three years from the date of this approval (January 22, 2004) 3. That the applicant executes and receives an approval'. from the Town of Vail Public Works Department for a revocable right-af-way permit prior to constructing any of the proposed improvements on Town-owned lands. 4. That the applicant submits an application to the Town of Vail Community Development Department for design reaiew pursuant to Section 12-11-3 of the Vail flown Code, prior to commencing work on any of the proposed improvements. III. BACKGROUNf] Section 12-14-2 of the Vail Town Code regulates the heights of retaining walls. Pursuant to said section, "`the maximum height of retaining walls in a required front wetback or public right-of-way shall tae three (3) feet. °° IV. CRITERIA AND i=lfv1171NGS A. Consideration of Factors Reaardina the Retainina Wall Heiaht Variance; The relationship of the requested variance to other exiisting or potential uses and structures in the viciinity, The area of the property where the applicant proposes to build the new retaining walls has slopes in excess of 40°10. It is within this area that the applicant wishes to construct the new retaining wails to create useable flat lawn areas. It is only because the applicant wishes to attempt to flatten this steeply sloping area that the walls are needed. The walls are not needed to preserve the existing vegetation in the absence of creating new lawn areas. An inspection of the lots in the immediate vicinity revealed that mast, if not all, have slopes which exceed 30%. Staff believes that the proposed variance, if granted, would have a negative impact on the other existing or potential uses and structures in • the vicinity of the Dore' residence.. if this variance were to be granted we believe that a special privilege would be granted to the applicant that other property owners in the vicinity and in this zone district do not enjoy. Vail is a mountainous community, It is not uncommon for properties in the Town of Vail that are zoned PrimarylSecondary to have slopes in excess of 30%. In #act, it is such a common occurrence, that the Town's development regulations spell out specific regulations to address #his situation. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. Prior to this public hearing the applicant's representative has met with the Town staff on severak occasions to evaluate the application. Staff's primary concerns with the application have been the location, quantity and height of the proposed retaining walls. In response to staff's concerns, the proposal has been revised. The total lineal footage of walls has been reduced, in same areas the heights have been reduced from six feet to four feet and the walls have been relocated from the public right-of-way to the applicant's property. While these revisions have been made, staff continues to believe that the applicant is requesting more relief from the Town's development. regulations than is necessary. The Town's development objectives speak very clearly to approving only that development which is sensitive to the site and environment. For instance, our Design Review Standards and Guidelines state, The location and configuration of structures and access ways shall be responsive to the existing topography of the site open which they are to be located. Grading requirements resulting from development shall be designed to blend into the existing and natural landscape. Any cuts or fills shall be sculptural in form and contoured to blend with the existing natural undisturbed terrain within the property boundary. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Staff believes there will be minimal, if any, negative effects on the above referenced criteria. B, The Planning and Environmental Commission shall make the following findings before arantina a variance: 3 That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvernents in the vicinity. 3. That the variance is warranted for one or more of the following reasons: a. Thee strict literal interpretation or enfiorcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the same zone. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district.. • ~C~.nU Q2S~~r1S fly Lfl~~On Inc. Posy Of`iC: t3ox Ii.S6 Avon. E~oinrado 816[0 9,fu,'!49 ilOCpM 97p_9~»9.?2p$tx design~;~yail.nnt 30 November 2000 Town of Vail, Community Development Planning and Environmental Commission 75 South Frontage Road Vail, CO 81657 Re: Application for a Variance, Submittal Requirements, for 100 Vail Road. Dear Planning and Environmental Commission, This letter is in response to the submittal requirements. 1. Nature of the variance requested and specific regulation itrvolved. The variance we request is far permission to construct a b' and a 4' height wall within the 20' setback of the front property line. The regulations state a wall shall not exceed 3' height ~~•ithin the front setback.. 2A. The relationship of the requested variance to other existing or potential uses and structures. The proposed walls are located above an existing wal! that borders Vail Road. The existing residence is located behind the proposed walls, Mature evergreen trees arc located between the existing lower wail and the residence. This area currently has no other uses or struchres. 2B. The degree to which relief from the strict or literal interpretation of the regulation is necessary to achieve compatibility and unifartnity of treahnent among nearby sites ar to attain the ahjecttves of this title withautgrant of special privilege. The relief from the regulations that is sought is for an additional 1' - 3' height of wail to be allowed vr~thin the front property setback. 2C. The effect of the variance an light and air, distribution vfpvpulation, transportation„ traffic, utilities, and public safety. The variance, if allowed, will allow far all existing trees to be preserved while granting the property owners the ability to improve and enjoy an atherwYSe steep anal unusable section of their property. Hence, the efr'ect on light. and air will be preserved and passibIy improved along tivitli the proposed landscape improvements. There will be no change or effect upon distribution of population, transportation, tra~iic, or public safety as the proposed walls are located above and out of direct view of road trafl"ic. 2D. Request compliance with hail's Comprehensive Plan. The request is part of an overall landscape improvement plan, part of which is proposed an Tawn of Vail property and has been welcomed as an enhancement The public will benefit from the landsc~rype improvements, including a water feature and garden plantings, as they viewv these improvements from Vail Road. If any further information can be of value, please call me at (9'10} 949-1700. Please also refer to the Landscape Plan dated 30 Nov. 00. We appreciate your review of our request- Yours w1v, ~ ~~~ ~~ Kathy Aallo land Designs. by Ellison cc: $ill Dore' cc: Colin Platt • MEMORANDt1M TO: Planning and Environmental Commission FROM: Community Development Department DATE: January 22, 21701 SUBJECT: A request for a minor subdivision, to allow for the division of an unpiatied tract of land into two lots, and a request for a rezoning from Residential Cluster Zone District to Single-Family Residential Zone District, located at 1552 Matterhorn Circle/SW '/a of Section 12, Township 5 South, Range 811 West of the 6'h Principle Meridian. Applicant: David G. Hilb Planner: Bill Gibson I. DESCRIPTION AND BAC[KGROUMD OF TN1= FtEQU~ST The owner, David G. Hiib, is requesting a minor subdivision to allow for the subdivision of an unplatted parcel, located at 1552 Matterhorn Circle, into two lots and a rezoning from Residential Cluster to Single-l=amity Residential. The subdivision is proposed to subdivide the parcel into Lot 1 (0.4689 acres} and Lot 2 (0.379$ acres). The proposed plat has been attached for reference. The Planning and Environmental Commission reviewed a proposed subdivision, rezoning, and variance request for #his property at their December 11, 200© meeting. At that time, Mr. Hilb was proposing a sutdivision of this property into two nan-conforming lots, a rezoning of the property to Two-1=amity Primary/Secondary Residential, and requesting a variance from the lot area and site dimensions requirements of the Town Cade. At the December 11, 2000 meeting, the Commission indicated to Mr. Hilb that they would not support his request as it was presented. Mr. Hiib requested that the item be tabled, so his proposal could be revised to conform with the requirements of the Town Code. This traat is currently zoned Residential Cluster. The purpose of the Residential Zane Distriot is as follows: The Residential Cluster District is intended to provide sites for single-family, two-family, and multiple-family dwellings at a density not exceeding six (6) dwelling units per acre, together with such public facilities as may appropriately be located r"rr the same district. The Residential Cluster District is intended to ensure adequate fight, air, privacy acrd open space for each dwelling, commensurate with residential occupancy, and to maintain the desirable residential qualities of the District by establishing appropriate site development standards. The applicant is proposing to rezone the properly from Residential Cluster to Single-Family Residential. The purpose of Single-Family Residential District is as follows: The Single-Family Residential District is intended to provide sites for !ow density single- family residential uses, together with such public facilities as maybe appropriately located in the same district. The Single-Family Residential 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 residential qualities of such sites by establishing appropriate site development standards. 1 y.~ ~" f ~~ ~~ai~ TOWN OF YA(L E% Il. STAFF RECE?MMENDATIQN The Community Development Department recommends approval of the request to subdivide a tract of land iecated in the SW '/a of Sectionl2, Township 5 South, Range 81 West of the Sixth Principal Meridian {also know as 1552 Matterhorn Circle). Staff's recommendation for approval is based upon the review of the criteria outlined in Section V of this memorandum. Specifically, staff's recommendation of approval is subject to the following finding: f. That the proposed minor subdivision plat does comply with the review criteria and requirements of Title 13 of the Town Cade and development standards as outlined in i2-68 {'Single-Family Residentia! District) of the Town Code. ~, That the proposal is consistent with the Town's development objectives, deueJapment standards far adjacent properties and the provisians/intent of the Single-Family Residential District regulations. The Community Development Department recommends approval of the request to rezone a tract of land located in the SW Ya of Sectionl2, Township 5 South, Range 81 West of the Sixth Principal Meridian {also know as 1552 Matterhorn Circle) from Residential Cluster to Single-Family Residential. Sta#f's recommendation for approval is based upon the review of the criteria outlined in Section VI of this memorandum. If the Planning and Environmental Commission chooses to approve this rezoning, the foilowing finding must be made: That the proposed zone district is compatible with and suitable to adjacent uses, consistent with the Town's Land Use Plan and Zoning Regulations, and appropriate far the area. IIh ZONING ANALYSIS The purpose of the Zoning Analysis is to provide a written comparison of the existing development rights of the parcel in comparison to the proposed development rights of Lot 1 and Lot 2, Timber Vail Subdivision. Minor Subdivision 4f an unpiatted parcel into Lots 1 and 2, Timber Vail Subdivision EXISTING Zoning: Residential Cluster Hazards: Slopes of 40% or greater Lot Size: 0.$487 acres ! 36,970 sq. ft. 25,749 sq. ft. buildable area Permitted Llses: Multi-family residential dwellings, Single-family residential dwellings, and Two-family residential dwellings Development Minimum lot size: Standards: 15,000 sq. ft, and 8.000 sq. ft. buildable area PROPQSI=D (both lots} Single-Family Residential Slopes of 40°J° or greater Lot 1:0.4689 acres l 20,425 sq. ft. (12,764 sq. ft~ buildable area) Lat 2: 0.3798 acres 1 18,544 sq. ft. (12,984 sq. ft. buildable area) Single-family residential dwellings Minimum lot size: t 2,500 sq. ft. buildable area • • z • Density: 6 dwelling units per buildable acre (thus site max. of 3 units) Maximum Allowable GRFA: 6,437 + 225 per unit = 7,11'2 sq. ft. (assuming 3 units} Maximum Site Coverage: 25% of total site area Setbacks: Front 20 ft., Side 15 ft., Rear 16 ft. Maximum Building Height: 30 ft. / 33 ft. for sloping roofs Minimum Landscaping: 60°f° of site V. MINDR SURQIVISIDN -CRITERIA FOR EVALUATION Density: 1 dwelling unit per lot Maximum Allowable GRFA: lot i :3,917 + 425 = 4,342 sq. ft. lot 2: 3,529 + 425 = 3,854 sq. ft. total: 8,296 sq. ft. Maximum Site Coverage: 20°Jd of total site area Setbacks: Front 20 ft., Side 15 ft., Rear 15 ft. Maximum Building Height: 30 ft. / 33 ft. for sloping roofs Minimum Landscaping,: 60% of site A basic premise of subdivision regulations is that the minimum standards far the creation of a new lot(s) must be met. This subdivision will be reviewed under Title i3, Subdivision Regulations, of the tTown of Vail Gale, A. The first set of criteria to be considered by the Planning and Environmental Commission for a Minor Subdivision application is: Lot Area: The minimum lot or site area shall be twelve thousand five hundred (12,800) square feet of buildable area. Frontage: Each site shall have a minimum frontage of thirty feet (30'). t]imension: Each site shall be of a size and shape capable of enclosing a square area, eighty feet (80') on each side, within its boundaries. Staff Resporrse~ The proposed subdivision does meet the minimum It~t standards of the Single-'Family District as specified by 12-6B-fir of the honing Qrdinance. B. The second set of criteria to be considered with a Minor Subdivision application, as outlined in the subdivision regulations, is: The burden of proof shat! rest with the applicant to show that the application is in compliance with the intent and purposes of this Chapter, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. Due consideration chaff be given to the recommendations made by public agencies, utility companies and other agencies consulted under subsection 13-3-3G. The Planning and Environmental Commission shall review the application and consider its appropriateness in regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents,. environmental integrity and compatibility with the surrounding land uses and other applicable documents, effects on the aesthetics of the Town. 3 S.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in crew areas where high hazards do not exist. 5.4 ,4esidential growth should keep pace with the marketplace demands fcsr a full range pf housing types. 3. Does the rezoning provide for the growth of an orderly viable community? Staff Response: In accordance with the provisions of the Town of Vail Zoning and Subdivsian Regulations and Vail's Master Plan Elements, staff believes this rezoning provides far the growth of an orderly viable community. 4. Is the change consistent with the Land Use Plan? Staff Response: The Vail Land Use Pian 'sdentifies this property as "Low Density ResidentiaP', which is described as: This category includes single-family detached homes and two-family dwelling units. Density of development within this category would typica!!y not exceed 3 structures per buildable acre. Also within this area would be private recreation facilities such as tennis cQUrts, swimming pools and club houses for the use of residents of the area. Institutional/public uses permitted would include churches, fire stations, and parks and open space related facilities. Staff believes that the Single-Family Zoning District mare closely meets the intent of the Land Use Plan's Law-0ensity Residential designation than the current Residential Cluster zoning of this tract. Therefore, staff believes this rezoning is consistent with the Land Use Plan. • • 01/19/20Q1 09:56 FAX 9704788618 PEAK L~'VD CONSUL O ~~ ~~ ~~~° ~ ~~ ~ ~wv ~~~ ~~~~~ ~~~~~ 4~~~ N ~~~w" ~~~~~ c~ ~` ° 4'~ ~ ~ ~~~~ ~, ~ 0 ~~~ a~ ~~ ~~ ~ ~~ ~ 1 I li ~ ~! , ~ I ~ t ~ f ~ ~3 ~ e I ! i ~ ~! } ~ ~ i ~... r #~~ ~ s s r ~ ~~~ e 1~ ~~ i` ~} ~~ RiRy~O~ ~ i _ ~ia i L F ,~ ~~ ~Qfv is ~ ~ 1 . ~y~~r~j ~ ~ ~c s 3~ e y ~4 7 t,i 1~ s~ _ pp~ ~ ec ~ ~ r ~_ ~~ ~~ ~\ X103 r ~ ~f t ~~ r ~ ~' ~ r~ ~,i r ~ ~" ~ ~.~ ~ ~~6 ~ ~~ • ~~~i ~ ~ I t~~R ~~~ ~ ~i ~ ~ ~ ~~ . ~ ~~ g~ ~~ ~~ ~~~ I~~~ C ~'~ ~ 9~i • *~~~~ o`~~ a ~ ~,g_~ ~i ~ ~ l~~~ ~~ r'~ ~~~ ~ ~~ ~ ~ ~ ~`~ ~a ~~ --- ---- ~. '~r~ ~~ ~~~Q ~. ~ ~~' ~~ ~~ ~` q~ ~.~ ~4 ~ L }~ r y~~„ ~ Y ~ !~ ~i,~` ttR ~~ ~~~ ~ ~ f {~'~+ f ~ ~{~ ~ ~ a ,rf : ~^'1 ,s ~ ~ ~~ ~~ ~~ ~o ~~ ~~~ ~~ 4 ?~~ ~~~ ~m F ~ {[Y~."^6 y~ m T F a ~~ {~ rq o ~iS' r W y~ {' ~ Z 9 f~' ~. w V ~ / a ~ r~ ~ ~ ~ ~~~ { r t,~ ~ ~ ~~ ti f~~ ~~~ l ''~i' I ~ { f0~ . i •~ f, f r mfr yq L ~ .~ ~~ ~~ .~ $~ r~ s'° O (i~~ w 3~~q m~ 1 t 9 i~1 ~ a ~ i g 11 ~ ~+~r u~ o: tr: 1[ ~ t W r+N~w~i'W, ~ ~ m Q »'"+~~Q~ ~~ ~: 0 ~p ,~ m~ MEMORANDUM • TO: Planning and Environmental Commission FROM: Community Development Department DATE: January 22, 2001 SUBJECT: A request far a minor subdivision, to allow for interior conversions within Forest Glen Subdivision, located at 4301-44$0 Glen Falls Lane/Lots 1-14, Forest Glen. Applicant: Nancy Snyder Planner: Allison Ochs I. BACKGROUN^ OF FOREST GLEN SUBDIVISION Forest Glen Special Development District No. 27 was approved by Ordinance No. 36, Series of 1991. When approved, c©nsideration was given to the geologic hazards nn the site, including a severe rockfall hazard, a moderate debris flow hazard, and a snow avalanche hazard.. In addition, the site was developed with respect to Gore Creek, the flood plain, and wetlands. The unplatted sites were zoned Low Density Multiple Family, which would have allowed for a total of 55 dwelling units. Special Development District Nv. 27 approved 14 residential lets with a total of 62,700 sq. ft. of Gross Residential Floor Area (GRFA). The GRFA limitations for each lot were then added as a plat note on the final subdivision for Forest Glen. II. DESCRIPTION OF THE REQUEST The Town of Vail, recognizing the need to allow for the safe conversion of interior spaces (i.e. crawl spaces and vaulted spaces) into GRFA, without an increase in bulk and mass, creased the "Interior Conversion° ordinance in 1957. The interior conversion allows homes that were built prior to August 5, 1997 to convert spaces that were not previously counted as GRFA into livable, useable space, However, Section 12-15-4D (Process) states: Applications for interior conversions to single-family, two_family, primary/secondary or multi-family dwelling units located in a Special Development District (SDD) pursuant to this Section shall also be allowed without amending the GRFA provisions of the SDD. However, properties with GRFA restrictions recorded on the plat fnr the develnpmenf shall 6e regulated according to the plat restrictions Winless the plat is modified to remove such restrictions. The planning staff will review the application to ensure the proposed addition corraplies with all previsions of the interior conversion section, The applicant, Nancy Snyder, owner of Lot 10, Forest Glen Subdivision, submitted an application for an interior conversion. in October of 2000. While owners within Forest 4 ~` 4~. ~5 T~}V~V l~F VrtfG ~ t Glen are eligible for the "250 bonus', because of the limitation above, they are not currently eiigible for an interior conversion. The Snyder Residence has existing crawl space which was not counted as GRFA. The "250 Ordinance" was used to allow them to partially convert the crawl space into GRFA. The applicant was then informed that to convert the remainder of the crawl space to GRFA, because the plat for Forest Glen Subdivision limits the GRFA, a plat note must be added to allow for residents within Forest Glen to apply for interior conversions, Ali other requirements of the Interior Conversion section apply. The proposed plat note states; Interior conversions are permitted in accordance with the Town of Val! code in addition to the GRFA restrictions listed on this plat. AI! interior conversions must meet the requr`rements of Section 12-15-4 of the Town Code. Though the Community Development Department is currently creating an exemption plat process,. the applicant must request a minor subdivision to amend the plat note. The proposed amended final plat has been attached for reference, as has the applicant's letter of request. 6n addition, through the review process for the amended Forest Glen Rlat, staff recognized an inconsistency on the plat regarding the land use summary and the identi#ied lot sizes. The lot sizes as identified on the lots themselves are correct while lots 4 and 5 are incorrectly noted in the land use summary. This inconsistency will also be amended as part of this application. It has no bearing on development potential. III. STAFF RECDIUIMENDATIUN The Community Development Department recommends approval of the request for a minor subdivision of Forest Glen Subdivision, to allow for interior conversions with in Forest Glen. Staff's recommendation for approval is based upon the review of the criteria outlined in Section V of this memorandum. Specifically, staff's recommendation of approval is based on the following finding; That the proposed minor subdivision plat complies with the review criteria and requirements of Chapter I3 of the Town Code and development standards as outlined in Special Development District No. 27 (Pores[ Glen) as adapted in Ordinance IVo. 36, Series of 199 t . Should the Planning & Environmental Commission choose to approve the minor subdivision request, staff recommends the following conditions; That the applicant files the amended final plat of forest Glen Subdivision within one year of the Planning and Environmental Commission's approval. The amended final plat must be signed by al! property owners within Forest Glen as identified by the Eagle County Assessor. !t is the applicant's responsibility to collect aN signatures. No applications for interior conversions will be accepted by the Department of Community Development until the plat has been filed with the Eagle County Clerk arrd Recorder's Uffice. 2. That the applicant correct the !ot sizes for lots 4 and 5 prior to the submission of the rnylar far the Amended Finn! Plat for Forest Glen Subdivision. IV. ZC)NING ANALYSIS Forest Glen Subdivision is zoned Special Development District Na. 27. As a special development district, the development standards are prescribed by Ordinance No. 36, Series of t99~, and by restrictions placed on the final plat of the Forest Glen Subdivision. The Special Development District allows for the fallowing: Total Lat Area: 7.5 acres or 326,7Q4 sq. ft. Hazards: Possible Avalanche influence High Severity Rockfall High and Moderate Debris Flow Zoning: Special Development District No. 27 Standard Aflowed by SD'D #27 Prooosed Setbacks Front: 20 ft. na change Rear; 20 ft. no change Side: t ~ ft. no change Height 33 ft. no change Site Coverage shall not exceed GRFA no change* Landscaping 40% no change Parking 12~t 0-~ Q no change GRFA Total: 62,700 sq. ft. no change*` Lvt 1 4500 sq. ft. Lat 2 4500 sq. ft. Lat 3 4300 sq. ft. Lot 4 4500 sq. ft, Lots sQao sq. ft. Lot 6 4aoo sq. ft. Lc~t 7 4800 sq. ft. Lot 8 5000 sq. ft. Lot S 4800 sq. ft. Lot 10 4500 sq. ft. Lot 1 1 4000 sq. ft. Lat 12 4300 sq. ft. L©t 13 4304 sq. ft. Lot 14 4204 sq. ft. *Interior conversions do not increase the "allowable DRFA". Therefore, site coverage will not be increased by allowing interior conversions. **Interior conversions will be allowed on alb dwelling units meeting the requirements of 12-15-4 V. MINf~~R SUBQIVISION CRITERIA A basic premise of subdivision regulations is that the minimum standards for the creation of a new lot(s) must be met. This subdivision will be reviewed under Title t 3, Subdivision Regulations, of the Town of Vail Code. A. The first set of criteria to be considered by the Planning and Environmental Commission for a Minor Subdivision application is: 3 Lot Area: Lot area as designated by Special Development District No. 27 and as approved in the Final Plat for Forest Glen Subdivision. Frontage: Frontage as designated by Special Development District No. 27 and as approved in the Fina! Plat for Forest Glen Subdivision. Dimension: Minimum dimensions as designated by Special Development District No. 27 and as approved in the Final Plat for Forest Glen Subdivision. Staff Response: As there are no changes to any of the above standards, staff believes that the above criteria have been met. R. The second set of criteria to be considered with a Minor Subdivision application, as outlined in the subdivision regulations, is: The burden of proof shalt rest with the applicant fa show that the application is in compliance with the intent and purposes of this Chapter, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. Due consideration shall be given to the recommendations made by public agencies, utility companies and other agencies consulted under subsection , 3-3-3C. The Planning and Environmental Commission shall review the application and consider its appropriateness in regard to Tawn policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicabfe documents, effects on the aesthetics of the Town. The Specific Purpose of the Subdivision Regulations is as follows: 7. To inform each subdivider of the standards and cri#eria by which development proposals will be evaluated, and to provide information as to the type and extent of improvements required. Staff Response: Staff has reviewed the minor subdivision for compliance with the applicable evaluation criteria. Upon the completion of our review the staff finds that the proposed subdivision complies with the subdivision criteria. 2. To provide for the subdivision of property in the future without conflict with development on adjacent land, Staff Response: Staff believes that allowing interior conversions will not have any effects on development on adjacent land. In addition, the correction of the land use summary to correspond to the plat will clarify the development process for Sots 4 and 5. 3. To protect and conserve the value of land throughout the Municipality and the value of buildings and improvements on the land. a • Staff Respartse: Staff does not believe that the proposed subdivision wip have any negative impacts on the value of land in the Town of Vail. Interior conversions are limited to those additions which do not increase bulk and mass of the existing building. 4. To ensure that subdivision of property is in compliance with the Town's zoning ordinances, to achieve a harmonious, convenient, workable relationship among land uses, consistent with Tawn development objectives. Staff Response: According to sections 12-15-4 of the Town Cade: Purpase_ The interior conversion section of this Chapter provides for flexibility and latitude with the use of interior spaces within existr`rag dwelling units that meet or exceed the allowable gross residential floor area (GRFA). This would be achieved by allowing for the conversion of existing interior spacers such as vaulted spaces, crawl spaces, and other interior spaces into floor area provided the bulk and mass of the bur"Iding is not increased. This provision is intended to accommodate existing homes where residents desire to expand the amount of usable space in the inferior of a home. The Town has also recognized that property owners have constructed interior space without building permits. This provision is also intended to reduce the occurrence of interior building activity without building permits and thereby further protecting the health, safety, and welfare of the community. Staff believes that allowing interior conversions within the Forest Glen subdivision is consistent with the Zoning Regulations, Town development objectives, and is necessary to protect the health, safety, and welfare of the community. 5. To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewage, schools, parks, playgrounds, recreation, and other public requirements and facilities and generally to provide that public facilities will have sufficient capacity to serve the proposed subdivision. Staff Response: Staff does not believe that the subdivision will have any effect on the provision of public services. fi. Ta provide for accurate legal descriptions of newly subdivided land and to establish reasonable and desirable construction design standards and procedures. Staff Response: The proposed minor subdivisit~n plat has been prepared in accordance with the standards prescribed in the Tawn of Vail Subdivision Regulations. Staff finds that the applicant has complied with the above-described criteria. To prevent the pollution oil: air, streams and ponds,. to assure adequacy of drainage facilities, to safeguard the water table and to encourage the wise use and management of natural resources throughout the Town in order to preserve the integrity, stability and beauty of the community and the value of the land. Staff Response: Staff believes the minor subdivision request complies with the above- described criteria. • s The homeowners in the Forest Glen Subdivision respectfully ask for p~~~,~;s_sion to utilize the "Interior Conversion" section of the Town of Vail GI~FA restrictions. Meaning: The homeowners in the Forest Glen Subdivision shall be permitted to utilize all of the- square footage under or in an attic space of a home as long as the Tawn of Vail codes are met.. 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Planning and Environmental Commission FROM: Department of Community Development DATE: January 22, 2001 SUBJECT: A request far a recommendation to the Vail Town Counoil to amend Title 12 {Zoning) of the Town Code to allow for the creation of a new zone district, the Housing Zane District. Applicant: Town of Vail Planner: Allison Ochs I. BACKGROUND AND DESCRIPTION (~F THE REQUEST As part of the Town of Veil's objective to encourage affordable employee housing, the Town Council directed staff to create a zone district with the primary purpose of providing sites for employee hauling. The development standards of this zone district would be prescribed by the Planning and Environmental Commission as part of a development plan, similar to the General Use zone district. Qn June 15, 1999, the Community Development Department presented to the Tawn Council a proposal to create a new housing zone district. The Planning and Environmental Commission reviewed the proposal at a worksession on August 23, 1999, and gave the general direction that the new district was needed. C)ne Planning and Environmental Commission member suggested that the district depart from the General Use district format and have specific development standards created. On fVavember 13, 200[7, the Community Development Department again presented the proposed Housing Zone District. The Planning and Environmental Commission gave specific direction regarding the new proposed zone district. On f~fovember 14, the Housing Zane District was presented to the Town Council, who else gave direction to staff. December 19, 200{7, the Town Council directed staff to return to the Planning and Environmental Commission with the proposed changes to the Housing Zone District. On January 8, 2001, the Planning and Environmental Commission reviewed the proposed Housing Zone District again. They had specific requests, including to clarify the roles of the Design Review Board and Planning and Environmental Commission in the review of setbacks, and to amend the parking section. The meeting today serves as the final Planning and Environmental Commission discussion on the Housing Zane District. Staff is requesting that the Planning and Environmental Commission make a final recommendation to the Town Council regarding the proposed amendment to the zoning regulations. ~~.`, ~. l - ~,~ ~rw,v u~~ w,trL ROLES OF THE REVIEWING BOARDS Plannino and En~rironmental Commission: Actiart: The PEC is advisory to the Tawn Ceurrcil. The PEC shall review the proposal far and make a recommendation to the Town Council on the compatibility of the proposed tent changes for consistency with the Vail Comprehensive Plans and impact an the general welfare of the community. Staff: The staff is responsible for ensuring that all submittal requirements are provided. The staff advises the applicant as to compliance with the Zoning Regulations. Staff provides analyses and recommendations to the PEC and Town Council on any text proposal. Town Council: Action: The Tawn Council is responsible for final appraval/denia! on code amendments. The Town Council shall review and approve the proposal based on the compatibility of the proposed text changes far consistency with the Ifail Comprehensive Plans and impact on the general welfare of the community. III. STAFI` RECOMMENIDATiON Staff recommends approval of the proposed amendment to Title 12 (Zoning) of the Town Code to allow for the creation of a new zone district, the Housing Zone District subject to the following findings: That the proposed amendments are consistent wish the development objectives of the Tawn of Vail as stated in the Vail Land Ilse Plan. 2. That the proposal is consr~terrt arrd compatible with existing and pr~tential uses within Vail and generally in keeping with the character of the Tawn of Vail. IV. TEXT OF THE PI30POSED HORSING ZONE DISTRICT ARTICLE 1. HOUSING {H} DISTRICT I Aia additions from the Jan. gcn memo have been underlined. SECTION: 12-61-t :Purpose 12-fit-2: Permitted Uses 12-fit-3: Conditional Uses 12-fit-4: Accessory Uses 12-61-5: Setbacks 12-fit-fi: Site Coverage 12-fit-7; Landscaping and Site Development 12-fit-8: Parking and Loading 12-61-9: Location of Business Activity 12-G1-10: Other Development Standards 12-61-11: Development Plan Required 12-6i-12: Development Plan Contents 12-fit-13: Development Standards/Criteria for Evaluation 72-fit-1: PURPOSE: The Housing District is intended to provide adequate sites for affordable and empiayee housing which, because of the nature and characteristics of affordable and employee housing, cannot be adequately regulated by the development standards prescribed for other residential zoning districts. It is necessary in this district to provide development standards specifically prescribed for each development proposal or projec# to achieve the purposes prescribed in Section 12-1-2 of this Title and to provide for the public welfare. Certain nonresidential uses are allowed as conditional uses, which are intended to be incidental and secondary to the residential uses of the District. The Housing District is intended to ensure that affordable and employee housing permitted in the District is appropriately located and designed to meet the needs of residents of Vail, to harmonize with surrounding uses, and to ensure adequate Right, air, open spaces, and other amenities appropriate to the allowed types of uses. 12-61-2: PERMITTED USES: The following uses shall be permitted in the H District: Deed restricted employee housing. Passive outdoor recreation areas, and open space. Pedestrian and bike paths. 12-61-3: CONDITIONAL USES: Generally: The following conditional uses shall be permitted in the H District, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Commercial uses which are secondary and incidental (as determined by the Planning and Environmental Commission) to the use of deed restricted employee housing and specifically serving the needs of the residents, and developed in conjunction with deed restricted employee housing, in which case the following uses may be allowed subject to a conditional use permit: Banks and financial institutions. Eating and drinking establishments. Health clubs. Personal services, including but not limited to, laundry mats, beauty and barber shops, tailor shops, and similar services. Retail stares and establishments. Dwelling units (not employee housing units} subject to the following criteria to be evaluated by the Planning and Environmental Commission: A. Dwelling units are created solely for the purpose of subsidizing employee housing on the property. B. Dwelling units are not the primary use of the property. The GRFA for dwelling units shall not exceed 30°l0 of the total GRFA constructed on the property. C. Dwelling units are only created in conjunction with deed restricted employee housing. D. Dwelling units are compatible with the proposed uses and buildings on the site and are compatible with buikdings and uses on adjacent properties- ©utdoor Patios • Public and private schools and educational institutions Public buildings and grounds. Public parks. Public utilities installations including transmission lines and appurtenant equipment. 12-61-4: ACCESSC3RY USES:. The following accessory uses shall be permitted in the H f~istrict: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of Section 12-~4-12 of this Title. Minor Arcades Private greenhouses, tool sheds, playhpuses, attached garages or carports, swimming pools, or recreation facilities customarily incidental to permitted residential uses. ©ther uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. 12-61-5: 5E7QACKS: The setbacks in this district shall be 20' #rom the perimeter of the zone district. At the discretion of the Planning and Environmental Commission, variations to the setback. standards outlined above may be approved during the review of a development plan subject to the applicant demonstrating compliance with the following criteria: A. Proposed building setbacks provide necessary separation between buildings and riparian areas, geolagically sensitive areas and other environmentally sensitive areas. B. Proposed building setbacks will provide adequate availability of Eight, air and open space. G. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. Variations to the 20 ft. setback shall not be allowed an property lines adjacent to HR, SFR, R, PS, and RG zoned properties. D, Proposed building setbacks will result in creative design solutions or other j7ublic benefi#s that could not otherwise be achieved by conformance with prescribed setback standards.. 12-61-6: SITE COVERAGE: Site coverage shall not exceed fifty-five percent (55%} of the total site area. At the discretion of the Planning and Environmental Commission, site coverage may be increased if 75% of the required parking spaces are underground or enclosed, thus reducing the impacts of surface paving provided within a development, and that the landscape area requirement is met. 12-61-7: LANDSCAPING AND SITE DEVELOPMENT: At least thirty percent 430%) of the total site area shall be landscaped. The minimum width and length of any area qualifying as landscaping shall be fifteen feet 415') with a minimum area not less than three hundred (300) square feet. f2-fil-$: PARKING AND LOADING Off-street Parkina shall be provided in accordance with Chapter 10 of this Title. No Parkina or loading area shall be located within anv required setback area. At the discretion of the Planning and Environmental Commission. variations to the oarkina standards outlined in Chapter 10 may be apc~roved during the review of a development plan subiect to a Parkina Management Plan. The Parkina Management Plan shall b~_ar7rxrnved by the Plannino and Environmental Commission and shall provide for a reduction in the parking reaE~irements based on a demonstrated need for fewer parking spaces than Chapter 1 a of this title would require. For exam~ale. a demonstrated need far a reduction in the required parking could include: A. Proximity ar availability of alternative modes of transportation ineiudina, but not limited to, public transit or shuttle services. B. A limitation placed in the deed restrictions limiting the number of cars for each unit. C. A demonstrated permanent program including. but not limited to. rideshare programs. carshare broarams. shuttle service. ar staggered work shifts. 12-61-9: LOCATION OF BUSINESS AGTNiTY: A. Limitation; Exception: All conditional uses by 12-61-3 of this Article, shall be operated and conducted entirely within a building, except for permitted loading areas and such activities as may be specifically authorized to be unenelosed by a conditional use permit and the outdoor display of goods. B. Outdoor Display Areas: The area to be used for outdoor display mus# be located directly in front of the establishment displaying the goods and entirely upon the establishment's awn property. Sidewalks, building entrances and exits, driveways and streets shalt not be obstructed by outdoor display. 12-61-10: DTHER DEVELOPMENT ~TANDARD~: Prescribed By Planning and Environmental Commission: In the H ^istrict, development standards in each of the following categories shall be as prescribed by the Planning and Environmental Commission: A. Lot area and site dimensions. B_ Building height. C. Density control (including gross residential hoar area). 12-f1-11: DEVELOPMENT PLAN REQUIRED: A. Compatibility With Intent: To ensure the unified development, the protection of the natural environment. the compatibility with the surrounding area and to assure that development in the Housing District will meet the intent of the District, a development plan shall be required. B. Plan Process And Procedures: The proposed development plan shall be in accordance with Section 1 ~-61-12 of this Article and shall be submitted by the developer to the Administrator, who shall refer it to the Planning and Environmental Comm~ssaon, which shall consider the plan at a regularly scheduled meeting. C. Hearing: The public hearing before the Planning and Environmental Commission shall be held in accordance with Section t 2-3-6 of this Title. The Planning and Environmental Commission may approve the application as submitted, approve the application with conditions or modifications, or deny the application, The decision of the Planning and Environmental Commission may be appealed to the Town Council in accordance with Section 12-3-3 of this Title. D. Plan As Guide: The approved development plan shall be used as the principal guide for alt development within the Housing District. E. Amendment Process: Amendments to the approved development plan will be considered in accordance with the provisions of Section 12-9A-1 g of this Title_ F. Design Review Board Approval Required: The development plan and any subsequent amendments thereto shall require the approval of the Design Review Board in accordance with the applicable provisions of chapter 11 of this Title prior t© the commencement of site preparation. 12-f1-12: iDEVELOPMENT PLAN CONTENTS: A. Submit With Application: The following information and materials shall be submitted with an application for a proposed development plan. CerEain submittal requirements may be waived or modified by the Administrator if it is demonstrated that the material to be waived or modified is not applicable to the review criteria, or that other practical. solutions have been reached. 1. Application form and tiling fee. 2. A written statement describing the project including information on the nature of the development proposed, proposed uses, and phasing plans. 3. A survey stamped by a licensed surveyor indicating existing conditions of the property to be included in the development plan, including the location of irrmprovements, existing contours, natural features, existing vegetation, watercourses, and perimeter property lines of the parcel. 4. A title report, including Schedules A and B4. ~. Plans depicting existing conditions of the parcel (site plan,, floor plans, elevations, etc.}, if applicable. 6. A complete zoning analysis of the existing and proposed development including a square footage analysis of all proposed uses, parking spaces, etc. 7. A site plan at a scale not smaller than one inch equals twenty feet (1 °' = 2g'}, showing the location and dimensions of all existing and proposed buildings and structures, all principal site development features, vehicular and pedestrian circula#ion systems and proposed contours and drainage plans. 8. Building elevations, sections and floor plans at a scale not smaller than one- eighth inch equals one foot (1I8" = 1'), in sufficient detail to determine floor area, circulation, location of uses and scale and appearance of the proposed development. 9. A vicinity plan showing existing and proposed improvements in relation to all adjacent properties at a scale not smaller than one inch equals fifty feet (1" = 50'). 1©. Photo overlays andlor other acceptable visual techniques for demonstrating the visual impact of the proposed development on public and private property in the vicinity of the proposed development plan. 11. An architectural or massing model at a scale sufficient to depict the proposed development in relationship to existing development on the site and on adjacent parcels. 12. A landscape plan at a scale oat smaller than one inch equals twenty feet (1" = 20'), showing existing landscape features to be retained and removed, proposed landscaping and other site development features such as recreation facilities, paths and trails, plazas, walkways and water features. 13. An environmental impact report in accordance with Chapter 12 of this Title unless waived by Section 12-12-3 of this Title_ 14. Any additional information or material as deemed necessary by Administrator- • • 6 B. Copies Required; Model: With the exception of the model, four (47 complete copies of the above information shall be submitted at the time of the application. When a model is required, it shall be submitted a minimum of two {2) weeks prior to the first formal review of the Planning and Environmental Commission. At the discretion of the Administrator, reduced copies in eight and one-half inches by eleven inches ~8 tl2" x 11 ") format of all of the above information and additional copies for distribution to the Planning and Environmental Commission, ©esign Review Board and Town Council may be required. y2-f1-13o DEVELOPMENT STANDARDSICRITERIA FOR EVALUATI~}N: The following criteria shall be used as the principal means for evaluating a proposed development plan. It shall be the burden of the applicant to demonstrate that the proposed development plan complies with all applicable design criteria: A. Building design with respect to architecture, character, scale, massing and orientation is compatible with the site, adjacent properties and the surrounding neighborhood. B. Buildings, impr©vements, uses and activities are designed and I©cated to produce a functional development plan responsive to the site, the surrounding neighborhood and uses, and the community as a whole. C. Open space and landscaping are both functional and aesthetic, are designed to preserve and enhance the natural features of the site, maximize opportunities for access and use by the public, provide adequate buffering between the proposed uses and surrounding properties, and when possible, are integrated with existing open space and recreation areas. D. A pedestrian and vehicular circulation system designed to provide safe, efficient and aesthetically pleasing circulation to the site and throughout the development. E. Environmental impacts resulting from the proposal have been identified in the project's environmental impact report, if not waived, and all necessary mitigating measures are implemented as a part of the proposed development plan. F. Compliance with the Vail Comprehensive Plan and other applicable plans. V. REVIEW CRITERIA AND FINDINGS FQR ZONING CODE AMENDMENTS The review criteria for a request of this nature are established by the Town of Vail Municipal Code. A. Consideration of Factors: That the proposed amendments ere consistent with the de~elopmer~t abjecti~es of the Town of Vail as stated in the Vail Land Use Plan, Staff believes the fallowing land use plan goals/policies are applicable to the 7 proposed zoning code amendment: 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided 6y the Town of Vail with appropriate restrictions. 5.4 Residential growth should keep pace with the marketplace demands for a ful! range of housing types. 5.5 The existing employee housing bass should 6e preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. Staff believes that the Housing District is compatible with the Medium Density Residential and High Density Residential land use categories, as identified within the Vail Land Use Plan. Medium Density Residential allows for densities of 3-i 4 dwelling units per buildable area, while High Density Multiple Family allows for densities of 15 ar more dwelling units per buildable acre. 2. That the proposal is consistent and cornpatiible with existing and potential uses within Vail and generally in keeping with the character ~f the Town of Vail. The provision of affordable and employee housing has long been held to be a goal of the Town of Vail. This zoning code amendment will allow for housing sites to be developed in a manner compatible with existing and potential uses in the Town of Vail. Generally, meeting the need far affordable housing in other communities has been accomplished through inclusionary zoning or incentive zoning. Inclusionary zoning is a planning technique which encourages or forces the private sector to provide housing which is deemed "affordable". Typically this is done by: {1) providing bonuses, often in the form of additional density, far the construction of affordable housing; {2) pay in lieu fees or; {3) to require a developer to set aside a certain percentage of the units as affordable housing. The Town Code already has numerous incentives within the Zoning Cade, including allowing Type III EHU's in many zone districts without effect on density or GRFA. In addition, within LMU1, LMU2, PA, and SDD, employee housing is a requirement of development approvals to mitigate the need far employee housing created by the development. Many communities accomplish similar goals by establishing a PUD designation {similar to our SDD process) whereby developers apply for this designation and receive bonuses (often in the form of additional density) for the provision of affordable housing. Very few, if any, communities, apply this type of designation as the primary zoning on the property. • ~~eadow l]r~ve streetscape Znr>rprovements Project Problem Statement In ~ 991, the Vail Town Council adapted the °Town of Vaii Streetscaoe Master Plan." The expressed purpose of the plan is to provide a comprehensive and coordinated conceptual design for scree#scape improvement that: 1) is supported by the community, 2) enriches the aesthetic appearance of the town; and 3) emphasizes the importance of craftsmanship and creative design in order to create an excellent pedestrian experience. As a result of the adoption of the plan, more than 60% of the proposed improvements have been constructed. One area of the plan that has not been constructed is the East and West Meadow f.}rive subareas. These two subareas of streetscape serve as the primary pedestrian route linking Vaii Village and Lionshead, This route continues to be faced with inadequate storm sewer drainage, inappropriate streetscape lighting, continuing conflicts between pedestrians, buses, delivery trucks and cars, no defined pedestrian walkways, deteriorated surfaces, heavy volumes of vehicular tra#fic (particularly on West Meadow Drive) and uninspiring landscape design. For these reasons, the Vail Tawn Council finds it imperative that. streetscape improvements must be constructed. The goal of the scree#scape improvements slang East and West Meadow ^rive shall be to correct the many problems and conflicts associated with this street section and create a pedestrian environment that lives up to expectations of our residents, guests and visitors. The first steps toward attaining this goal shall be to complete a public process and to adopt an amendment to the "Town of Vail Streetscame Master Plan," Givens • The improvements shall be of the highest quality with the overall character being sensitive to the alpine environment. • Unless otherwise agreed to by adjacent property owners, all streetscape improvements shall be constructed in the public rights-of-way and easements. • The Vail Town Council shall be the final decision-maker in this process. • The design team will consider all ideas far design improvements. • Minimum emergency and maintenance vehicle requirements shall be met. In seeking ways to meet the minimum requirements, performance-based alternatives shall be considered. • Public safety and welfare shall no# only be improved, but it shall also be enhanced. • The project shall not only meet minimum environmental quality standards, but it should be a demonstration of the Town's ability to construct a streetscape project that strives for the highest environmental standards. •` - ~~~~ ~ ~;> ,s ~ ,. ~° M ~~~ ~`~~~~ , ~ ..j r PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING RESULTSIMINUTES " ~ ~ Monday, January 22, 2001 PROJECT ORIENTATION ! -Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Galen Aasland Chas Bemhardt Diane Golden Doug Gahill Site Visits 1. Hilb residence - 1552 Matterhorn Circle 2. Dore residence - 100 Vail Raad 3. East and West Meadow Drive Streetscape Driver George '~ NC)TE: 6f the PEC hearing extends until 6:0(3 p.m., the board may break for dinner from 6:DO - 6:30 p.m. 1:00 pm Public Hearing -Town Council Chambers 2:00 pm • 1. A request for a variance from Title 14, Vail Town Gode, to allow for 4' and 6' walls within the front setback, located at 100 Vail RoadlLot 35, Block 7, Vail Village 1~' Filing, Applicant: Bill Dord Planner: George Ruther MOTION: Doug Gahill SEGOND:Diane Golden VOTE: 4-0 DENIED George Ruther presented an overview of the staff memorandum. Staff recommended denial. Ka#hy Aalto, representing the owner, presented the proposal to the PEG. Kathy Aalto stated that because the house was built prior to current regulations, she believed it met the criteria for a variance. Doug Cahill recognized the beauty of the proposal, but stated that he believed the setback requirement should be maintained and that he felt it was possible to meet the wall height requirements, Diane Golden supported the findings in the staff memo, and believed that granting the variance would be a grant of special privilege and that she would be unable to support any variance far wall height. Chas Bemhardt agreed. Galen Aasland agreed, stating that there were manylots with similar circumstances in the Tawn. George Ruther stated that the remainder of the proposal would be reviewed by the DRB. 2. A request far a minor subdivision, to allow for the division of an unplatted tract of land into two lots, and a request for a rezoning from Residen#ial Cluster Zane District to Single-Family Residential Zone District, located at 1552 Matterhorn CircIelSW'/ of Section 12, Township 5 South, Range 811 West of the 6th Principle Meridian. ,. l TOWN OF PAIL MEMBERS ABSENT Brian Doyon Jahn Sc#~offield i~ Applicant: Dave Hilb Planner: Bill Gibson MOTION: Chas Bernhardt SECfJND; Diane Golden APPROVE®-MINOR SUBDIVISION M©TION: Chas Bernhardt SECOND: Diane Golden APPROVED -REZONING VOTE: 3-1 (Galen opposed) VOTE: 3-1 (Galen opposed) Bill Gibson presented an overview of the staff memorandum. The applicant had nothing to add. Chas Bernhardt was supportive of the rezoning and minor subdivision request. Doug Gahill asked about the ability to remain Residential Cluster zoning. Dave Hilb stated that the current zoning would not work with the grades of the site. Doug Gahill stated that the proposal met the criteria of the request. Diane Golden supparked the proposal Galen Aasland stated tha# he believed the property should be zoned RC and PS, not SFR. A request for a minor subdivision, to allow for interior conversions within the Forest Glen Subdivision, located at 4301-4480 Glen Falls I_aneJl_ots 1-14, Forest Glen. Applicant: Nancy Snyder Planner: Allison Ochs MOTION: Doug Gahill SECOND: Chas Bemhardt VOTE:4-t} APPROVED WITH 2 CONDITIONS: 1. That the applicant fies the amended final plat of forest Glen Subdivision within one year of the Planning and Environmental Commission's appravai. The amended final plat must be signed by all property owners within Forest Glen as identified by the Eagle County Assessor. It is the applican#'s responsibility to collect all signatures, No applications for interior conversions will be accepted by the Department of Community Development until the plat has been flied with the Eagle Gvunty Clerk and Recorder's Offices 2. That the applicant correct the lot sizes for Pots 4 and 5 prior to the submission of the myiar for the Amended Final Plat far Forest Glen Subdivision. Allison Ochs made a staff presentation per the memorandum. The applicant had na presentation. Doug Cahill was in agreement with the staff memorandum, along with Diane Gulden and Ghas Bemhardt. Galen Aasland requested clarification of the requirements of the "interior conversion" ordinance. Allison Ochs clarified, Doug Cahill moved to approve, per the staff memorandum, with the findings as stated. It was seconded by Chas Bemhardt. 4. A request far a recommendation to the Town Council on proposed amendments to Title 12, Town of Vaii Code (Zoning), to allow for the creation of the HHousing Zane District." Applicant: Town of Vai! Planner: Allison Ochs MOTION: Diane Golden SECOND: Doug Cahil! VOTE: 4-t] RECOMMENDATION OF APPROVAL Allison Ochs made yet another outstanding presentation. Chas Bernhardt requested a brief summary of changes. Doug Gahill said no comment and goad work, Allison. Diane Golden agreed with her fellow Commissioners. Galen Aasland requested clarification of the setbacks. Allison Ochs indicated that the regulations allow for certain improvements to encroach into required setbacks. • C7 • 2 5. A request for a worksession to discuss opportunities for improvements to the East and West Meadow Drive Streetscape. Appiican#: Town of Vail Planner: George Ruther WORKSESSION - NO VOTE 6. A request far a final review of a proposed special development district to allow far the construction of a new conference facilitylhatel; and a final review of conditional use permits to allow for the construction of fractional fee units and Type III employee housing units at 13 Vail Road 1 Lots A, B, C, Black 2, Vail Village Filing 2. Applicant: Doramar Hotels, represented by the Daymer Corporation Planner: Brent Wilson TABLE© UNTIL FEBRUARY 72, 2001 7. Approval of January 8, 20Dt) minutes 8. information Update The applications and information about the proposals are available for public inspection during regular office hours in the project planner's office located at the Town of Vail Community Development Department, 75 South Frontage Road. Please call 479-2138 for information. Sign language interpretation available upon requesfivnth 24 hour naiiftcation. Please call 479-235fi, Telephaneforthe Hearing Impaired, far infiormation. Community Deueiapment Department r