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HomeMy WebLinkAbout2003-0623 PEC9 • THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with Section 12-3-6 of the Vail Town Code on June 23, 2003, at 2:00 P.M. in the Town of Vail Municipal Building. In consideration of: The applications and information about these proposals are available for public inspection during regular business hours at the Town of Vail Community Development Department office, 75 South Frontage Road. The public is invited to attend the project orientation held in the Town of Vail Community Development Department office and the site visits that precede the public hearing. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for additional information_ This notice published in the Vail Daily on June 6, 2003. 1 *VAIaL TOWN 0 STATE OF COLORADO COUNTY OF EAGLE 163 PROOF OF PUBLICATION SS. I, Steve Pope, do solemnly swear that I am the Publisher of The Vail Daily, that the same daily newspa- per printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement; that said newspaper has been admitted to the United States mails as a periodical under the provisions of the Act of March 3, 1879, or any amend- ments thereof, and that said newspaper is a daily newspaper duly qualified for publishing legal notices and advertisements within the meaning of the laws of the State of Colorado. ,That the annexed legal notice or advertisement was publ*shed in the regular and entire issue of every number of said daily newspaper for the period of ........ ..... con ive insertions;/ d that the first publication of said notice was in the issue of said newspaper dated .. .. ..... "r--.......--- A.D.... ,}�.__..... and that the last publication of said notice was in the issue of said newspaper dat .......... A.D.............. In witness whereof I have hereunto set my hand this ..... ...... day of .. .....................,. ........ %.!�'................ Publisher before Mi , a notary public in and for the County of Eagle, State of Colorado, r this Subscribed a1sworn day<of_._._._. ....... 2,W o% //�� Notary Public My Commission expires ....... .... 1�.v./4 .. 14 f THIS ITEM MAy AFFECT TCER PROPERTY` NOTICE IS HERE13Y GIVEN that the PlaTown nning Vail and hold nmenial Ca ng In accordance cce with Section . hold a public hearing 12-3.6 of the Vail Town Code on June 23, 2003 ng- ± consideration ooM.InaTown of Vail Municipal Builth The apPlicetions and informationabout these Pro&: posals are avallabte for pul llc inq ecUon during . regular business hours at the Town on of Till South munityr Development Dap attend the Frontage Road. The public is im' to pwj , orientailon held in the Town of Vail Com munety nt Department office O'd 'he site visits that pOarelapmerecodo ma Pu�c hearing. ase call (379) 4791for additional information Sign language interpretation -is available upon re- quest with 24-hour notifi-Wn. Please call (9715) 479-2356, Telephone for the Hearing Impaired, for additional information.. This notice published in the Vail Daily on June 6, 2003. Published in The Vail Daily June 6, 2003, THIS ITEM MAY AFFECT YOUR PROPERTY 4 '0&4& PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of 40 Vail will hold a public hearing in accordance with Section 12-3-6 of the Vail Town Code on June 40 23, 2003, at 2:00 P.M. in the Town of Vail Municipal Building. In consideration of: The applications and information about these proposals are available for public inspection during regular business hours at the Town of Vail Community Development Department office, 75 South Frontage Road. The public is invited to attend the project orientation held in the Town of Vail Community Development Department office and the site visits that precede the public hearing. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the -Hearing Impaired, for additional information. This notice published in the Vail Daily on June 6, 2001 • • Fy ' �y TOWN OF M • N 0 STATE OF COLORADO COUNTY OF EAGLE 182 PROOF OF PUBLICATION SS. I, Steve Pope, do solemnly swear that I am the Publisher of The Vail Daily, that the same daily newspa- per printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement; that said newspaper has been admitted to the United States mails as a periodical under the provisions of the Act of March 3, 1379, or any amend- ments thereof, and that said newspaper is a daily newspaper duly qualified for publishing legal notices and advertisements within the meaning of the laws of the State of Colorado. What the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of ................. conse, - e insertions; and that the first publication of said A. dat6 i IN -L. notice was in the issue of said newspaper date .. ... ...... 7_0 ............... ....... and that the last publication of said notice was in the issue of said newspaper In witness whereof I have hereunto set my hand this .. _J ,p isher Subscribed and sworn to befog ®, a notary public in and for the County of Eagle, State of Colorado, this.......F.,�... /fJ Notary Public My Commission expires ....... .1..:...�.FGI 0 PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING Monday, June 231 2003 PROJECT ORIENTATION / - CammunitylDevelom mev eat Dept. PUBLIC WELCOME P MEMBERS PRESENT MEMBERS ABSENT Site Visits, 1:00 Pm 1.Vail Front Door Driver: George NOTE: If the PEC hearing extends until 6:00 p.m.. the board may break for dinner from 6:90 - 6:30 Public Hearing -Town Council Chambers 2:09 pm 1. A request tor- a recommendation to the Val' Town Council of proposed text amendments loTi- lie 12, Zoning Reggliations, Vail Town Code, to amend the Gross Residential Floor Area (GRFAI regulations in the Hiliside Residential (HR). Sin- gle-Familyy Residential (SFR). Two -Family Resi- dential llR1 Two-Famiy PrfmarylSecondary Resr- demial (PSI, Residential Cluster (RC), Low Density Multiple-Familyy (LDHiF), Medium Density iIe Multiple - Family (MDMF), g ty P (HDIVIF).la iregardt n hereto,districts, and setting Applicant: Vicki Pearson, et.al. Planner: Bill Gibson 2. A request for a final review of the following ap. plications: a recommendation to the Vail Town Council of a text amendment to Section 12-76-13, Density Control, Zoning Regulations, a request for a recommendation to the Vail Town Council of a proposed rezoning of Lots P3 & J. Block 5A, Vail Village 51h Filing Irom Public Accommodation zone district (PA) to Parking zone district (P); a request for a recommendation 10 the Vail Town at hand i for the proposed zoning of an uroatted p _OLSS.m1 & . Mill rred Creek Subdivision to as the IIo S Base Rec- 'eafinn If zone district a remiest fns a mirror ai hi - vision, pursuant to Tnle 13, Subdvisioo -Re9t�- of llons, Vail Town Code, to allow fOr'Iri 'Lots Leto F3& J. the common property line between Wa Bo,ckreocorninendatbnvan rllagetoo me Vail YOw Code de�oIta pro- posed major sul odivision, pursuant So section 13- 3, Major Subdivision. Vail Town Code, to allow for the platting of the 'trade parcel a request 16, Title 2. lions] use permit, pursuant to Chap private o2, 01 the Vail Town Code, tc allow fora ' street vahicla parking facility and p part( to ba puil constructed and operated on Lots P3& J. Bloc* 5A, Vail Village 5th. Filing; a request for an exterior al- teration or modification, pursuant to Section 12- 713- 7. Exterior .Alterations or Modifications, Vail Town Code, to allow for an addition to the Lodge at Vail; a request for a variance from Secion 12-21-10. Devetot Chapterent 17. Vallaail own Code, nces,Zoning Reguf sualiula- tions, to allow for the construction of multiple- fdwelliamityng units on slopes in excess o1 4^; ; and a request to, the establishment of an approved do viafopmenl plan to facilitate the con of trail's Front to and settingte metes�and Ibounds in sale - tion is available A gghereto. (A more comp &iimrnunitytDevelopment Depatrtment) n o1 Vail Applicant: Vail Resorts, represented by Jay Pe- terson,Ruther PlannerGeorge 3. A request for a conditional use permit. to allow for an outdoor dining deck.. in accercVaillaMMTown with Section 12 -7B -4B.. Conditional Uses, Code, located at the Vista Bahn Building. 333 Han- son Ranch Roadll-ot C. Block 2, Vail Village ist Filing - Applicant: pemonov & Company. Irlc., repre- sented by Knilt Planning Services. Inc. 9hla Planner: BB } TABLED UNTIL JULY 14, 2004 1 4. Approval 01 June 9, 2003 minutes 5. Information Update - Town of Val Master Plans Examination of Town of Vail adopted documents m -+ order to develop a prioritized list for be the rprocess of revising elements of the Vail Compre- ensive Pian - Warren Campbell The appficahons and information about the propos- als are available for public inspection during regu- lar office hours in the project planner's office locat- ed at the Town of Vail Community Development Department, 75 South Frontage Road_ Please call 479-2138 for information. Sign language interpretation availabe upon re- quest with 24 tour nolification. Please call 479- 2358. Telephone for the Hearing Impaired. for in- formation. Community Development Department Published June 20. 2003 in the Vail Daily. 40 • 9 • PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING RESULTS Monday, June 23, 2003 PROJECT ORIENTATION 1- Community Development Dept. PUBLIC WELCOME MEMBERS PRESENT John Schofield Erickson Shirley Chas Bernhardt Doug Cahill George Lamb Rollie Kjesbo Site Visits : 1 _ Vail Front Door Driver: George MEMBERS ABSENT Gary Hartman 12:00 pm 1:00 pm Z*11)1 NOTE: If the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 - 6:30 Public Hearing - Town Council Chambers 2:00 pm A request for a recommendation to the Vail Town Council of proposed text amendments to Title 12, Zoning Regulations, Vail Town Code, to amend the Gross Residential Floor Area (GRFA) regulations in the Hillside Residential (HR), Single -Family Residential (SFR), Two - Family Residential (R), Two -Family Primary/Secondary Residential (PS), Residential Cluster (RC), Low Density Multiple -Family (LDMF), Medium Density Multiple -Family (MDMF), High Density Multiple -Family (HDMF), and Housing (H) districts, and setting forth details in regard thereto. Applicant: Vicki Pearson, et.al. Planner: Bill Gibson MOTION: Doug Cahill SECOND: George Lamb VOTE: 6-0 TABLED UNTIL JULY 14, 2003 2. A request for a final review of the following applications: a recommendation to the Vail Town Council of a text amendment to Section 12-713-13, Density Control, Zoning Regulations;. a request for a recommendation to the Vail Town Council of a proposed rezoning of Lots P3 & J, Block 5A, Vail Village 5`� Filing from Public Accommodation zone district (PA) to Parking zone district (P); a request for a recommendation to the Vail Town Council for the proposed zoning Of an unplatted parcel of land commonly referred to as the "trade parcel" and Lots 1 & 2, Mill Creek Subdivision to Ski Base Recreation II zone district; a request for a minor subdivision, pursuant to Title 13, Subdivision Regulations, Vail Town Code, to allow for the relocation of the common property line between Lots P3 & J, Block 5A, Vail Village 51h Filing, a request for a recommendation to the Vail Town Code of a proposed major subdivision, pursuant to Section l TOWS' 4VALL 13-3, Major Subdivision, Vail Town Code, to allow for the platting of the "trade parcel"; a request for a conditional use permit, pursuant to Chapter 16, Title 12, of the Vail Town Code, to allow for a "private off-street vehicle parking facility and public park" to be constructed and operated on Lots P3& J, Block 5A, Vail Village 5"' Filing; a request for an exterior alteration or modification, pursuant to Section 12-713-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an addition to the Lodge at Vail; a request for a variance from Section 12-21- 10, Development Restricted, Vail Town Code, pursuant to Chapter 17, Variances, Zoning Regulations, to allow for the construction of multiple -family dwelling units on slopes in excess of 40%; and a request for the establishment of an approved development plan to facilitate the construction of Vail's Front Door, and setting forth details in regard thereto. (A more complete metes and bounds legal description is available at the Town of Vail Community Development Department) Applicant: Vail Resorts, represented by Jay Peterson Planner: George Ruther MOTION: Chas Bernhardt SECOND: Rollie Kjesbo VOTE: 6-0 TABLED UNTIL JULY 14, 2003 3. A request for a conditional use permit, to allow for an outdoor dining deck, in accordance with Section 12-713-413, Conditional Uses, Vail Town Code, located at the Vista Bahn Building, 333 Hanson Ranch Road/Lot C, Block 2, Vail Village 1s' Filing. Applicant: Remonov & Company, Inc., represented by Knight Planning Services, Inc. Planner: Bill Gibson TABLED UNTIL JULY 14, 2003 4. Approval of June 9, 2003 minutes 0 5. Information Update — Town of Vail Master Plans 0 Examination of Town of Vail adopted documents in order to develop a prioritized list for beginning the process of revising elements of the Vail Comprehensive Plan -- Warren Campbell There was no public Comment. John Schofield would like to set up an annual review of the adopted documents. 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 request with 24 hour notification. Please call 479- 2356, Telephone for the Hearing Impaired, for information. Community Development Department PLANNING AND ENVIRONMENTAL COMMISSION f PUBLIC MEETING! Monday, June 23, 2003 PROJECT ORIENTATION I - Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Site Visits : Vail Front Door Driver: George MEMBERS ABSENT 1:00 pm 11*19 NOTE: If the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 - 6:30 Public Hearing - Town Council Chambers 2:00 pm 1. A request for a recommendation to the Vail Town Council of proposed text amendments to Title 12, Zoning Regulations, Vail Town Code, to amend the Gross Residential Floor Area (GRFA) regulations in the Hillside Residential (HR), Single -Family Residential (SFR), Two - Family Residential (R), Two -Family Primary/Secondary Residential (PS), Residential Cluster (RC), Low Density Multiple -Family (LDMF), Medium Density Multiple -Family (MDMF), High Density Multiple -Family (HDMF), and Housing (H) districts, and setting forth details in regard thereto. Applicant: Vicki Pearson, et.al. Planner: BIII Gibson 2. A request for a final review of the following applications. a recommendation to the Vail Town Council of a text amendment to Section 12-713-13, Density Control, Zoning Regulations; a request for a recommendation to the Vail Town Council of a proposed rezoning of Lots P3 & J, Block 5A, Vail Village 5th Filing from Public Accommodation zone district (PA) to Parking zone district (P); a request for a recommendation to the Vail Town Council for the proposed zoning of an unplatted parcel of land commonly referred to as the "trade parcel" and Lots 1 & 2, Mill Creek Subdivision to Ski Base Recreation II zone district; a request for a minor subdivision, pursuant to Title 13, Subdivision Regulations, Vail Town Code, to allow for the relocation of the common property line between Lots P3 & J, Block 5A, Vail Village 5th Filing; a request for a recommendation to the Vail Town Code of a proposed major subdivision, pursuant to Section 13-3, Major Subdivision, Vail Town Code, to allow for the platting of the "trade parcel"; a request for a conditional use permit, pursuant to Chapter 16, Title 12, of the Vail Town Code, to allow for a "private off-street vehicle parking facility and public park" to be constructed and operated on Lots P3& J, Block 5A, Vail Village 5th Filing; a request for an exterior alteration or modification, pursuant to Section 12-713-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an addition to the Lodge at Vail; a request for a variance from Section 12-21- 10, Development Restricted, Vail Town Code, pursuant to Chapter 17, Variances, Zoning Regulations, to allow for the construction of multiple -family dwelling units on slopes in excess M` 1 TOWN OF VAIL of 40%; and a request for the establishment of an approved development plan to facilitate the construction of Vail's Front Door, and setting forth details in regard thereto. (A more complete metes and bounds legal description is available at the Town of Vail Community Development Department) Applicant: Vail Resorts, represented by Jay Peterson Planner: George Ruther 3. A request for a conditional use permit, to allow for an outdoor dining deck, in accordance with Section 12-713-41B, Conditional Uses, Vail Town Code, located at the Vista Bahn Building, 333 Hanson Ranch Road/Lot C, Block 2, Vail Village 1" t=iling. Applicant: Remonov & Company, Inc., represented by Knight Planning Services, Inc. Planner: Bill Gibson TABLED UNTIL JULY 14, 2003 4. Approval of June 9, 2003 minutes 5. Information Update — Town of Vail Master Plans © Examination of Town of Vail adopted documents in order to develop a prioritized list for beginning the process of revising elements of the Vail Comprehensive Plan — Warren Campbell 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 479-2133 for information. Sign language interpretation available upon request with 24 hour notification_ Please call 479- 2356, Telephone for the Hearing Impaired, for information. Community Development Department Published June 20, 2003 in the Vail Daily. 0 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 23, 2003 SUBJECT: A request for a worksession to present "Vail's Front Door" proposal; a request for a recommendation to the Vail Town Council of a proposed rezoning of Lots P3 & J, Block 5A, Vail Village 5`h Filing from Public Accommodation zone district (PA) to Parking zone district (P); a request for a recommendation to the Vail Town Council for the proposed zoning of an unplatted parcel of land commonly referred to as the "trade parcel" and Lots 1 & 2, Mill Creek Subdivision to Ski Base Recreation II zone district; a request for a minor subdivision, pursuant to Title 13, Subdivision Regulations, Vail Town Code, to allow for the relocation of the common property line between Lots P3 & J, Block 5A, Vail Village 5th Filing; a request for a recommendation to the Vail Town Code of a proposed major subdivision, pursuant to Section 13-3, Major Subdivision, Vail Town Code, to allow for the platting of the "trade parcel"; a request for a conditional use permit, pursuant to Chapter 16, Title 12, of the Vail Town Code, to allow for a "private off-street vehicle parking facility and public park" to be constructed and operated on Lots P3& J, Block 5A, Vail Village 51h Filing; a request for an exterior alteration or modification, pursuant to Section 12-7B-7, 'Exterior Alterations or Modifications, Vail Town Cade, to allow for an addition to the Lodge at Vail; a request for a variance from Section 12-21-10, Development Restricted, Vail Town - Code, pursuant to Chapter 17, Variances, Zoning Regulations, to allow for the construction of multiple -family dwelling units on slopes in excess of 40%; and a request for the establishment of an approved development plan to facilitate the construction of Vail's Front Door, and setting forth details in regard thereto. (A more complete metes and bounds legal description is available at the Town of Vail Community Development Department) Applicant: Vail Resorts, represented by Jay Peterson Planner: George Ruther I. SUMMARY The applicant, Vail Resorts Development Company, represented by Jay Peterson, has requested a worksession with the Planning & Environmental Commission to discuss Vail's Front Door project. The applicant and staff are asking the Commission to listen to a presentation on the proposed site development improvements. Upon completion of the presentation, staff is requesting that Commission engages in a discussion with the staff and applicant 10 and provide their input and feedback on the proposed improvements in anticipation of a final review of the proposal at the July 14, 2003, public hearing of the Planning & Environmental Commission. IL DESCRIPTION OF THE REQUEST The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, is requesting a worksession meeting with the Planning & Environmental Commission to continue discussions regarding Vail's Front Door project. The purpose of this meeting is to provide the applicant an opportunity to more formally present their plans for the development of Vail's Front Door project to the Commission and to allow the Commission to engage in a discussion with the staff and applicant and provide their input and feedback on the proposed improvements. The staff and applicant are requesting that the Commission listen to a presentation on the project proposal and engage in a discussion with the staff and applicant and provide their input and feedback on the proposed improvements, in anticipation of a final review of the proposal at the July 14, 2003, public hearing of the Planning & Environmental Commission. III. BACKGROUND On January 6, 2003, the Community Development Department received the applicant's submittal of 14 development review applications to facilitate the redevelopment of Vail's Front Door project. On February 10 and 24, 2003, the Planning and Environmental Commission held worksessions to discuss the applicant's proposal and requests to amend various planning documents of the Town of Vail. On March 10, 2003, the Planning and Environmental Commission vote unanimously to forward a recommendation of approval of the applicant's request to amend the Vail Land Use Plan, Vail Village Master Plan, and the Town of Vail Zoning Regulations to the Vail Town Council. On April 1, 2003, the Vail Town Council approved Resolutions No. 2 and 3, Series of 2003, amending the Vail Land Use Plan and Vail Village Master Plan, and approved Ordinance No. 4, Series of 2003, amending the Town of Vail Zoning Regulation, upon first reading. On April 14, 2003, the Planning and Environmental Commission held a worksession to discussed the proposed plans for improvements to Lots P3 and J, Block 5A, Vail Village 5'" Filing (Vail Park). On April 15, 2003, the Vail Town Council approved Ordinance No. 4, Series of 2003, amending the Town of Vail Zoning Regulation, upon second reading. On June 9, 2003, the Planning and Environmental Commission held a worksession to continue discussions on the proposed plans for improvements to Lots P3 and J, Block 5A, Vail Village 5" Filing (Vail Park). The Commission tabled the final review of the four development review applications directly associated with the Vail Park improvements until the July 14, 2003, public 2 9 hearing of the Planning and Environmental Commission, IV. APPLICABLE PLANNING DOCUMENTS Town of Vail Zoning Regulations Chapter 8 Open Space and Recreation Districts ARTICLE E. SKI BASE/RECREATION 2 (SBR2) DISTRICT 3 SECTION: 12-8E-1: Purpose 12-8E-2: Permitted Uses 12-8E-3: Conditional Uses 12-8E-4: Accessory Uses 12-8E-5: Location of Business Activity 0 12-8E-8: Development Plan 12-8E-7: Development Review Procedures 12-8E-8: Submittal Requirements 12-8E-9: Design Criteria 12-8E-10: Lot Area 12-8E-11: Setbacks 12-8E-12: Height 12-8E-13: Density Control 12-8E-14: Site Coverage 12-8E-15: Landscaping and Site Development 12-8E-18: Parking Plan and Program 12-8E-17: Mitigation of Development Impacts 12-8E-18: Amendment Procedures 12-8E-19: Time Requirements 3 12-8E-1: PURPOSE: The Ski Base/Recreation 2 District is intended to provide sites for facilities, activities and uses necessary for and appurtenant to the operation of a ski mountain. A variety of other facilities, uses and activities, including but not limited to residential, public and semi-public uses and special community events typically associated with a vibrant resort community are also permitted within the District. The Ski Base/Recreation 2 District is intended to ensure adequate light, air, open space and other amenities appropriate to permitted and conditional uses throughout the District. In order to achieve this objective and to ensure compatibility with adjacent land uses, all permitted uses, development and activity within the District shall be subject to approval of a comprehensive development plan in accordance with the provisions of this Article. Furthermore, due to the likelihood of this District being located at the base of Vail Mountain, and upon some of the most critical and important lands to the future success and resort character of the Town, development within this District shall be evaluated based upon its ability to meet the specific purposes of this Title and to provide "compelling public benefits which further the public interests" that go beyond any economic benefits to the landowner. 12-8E-2: PERMITTED USES: A. The following uses shall be permitted within the Ski Basel Recreation 2 District: Ski base -oriented uses including the following: Ski trails Ski lifts and tows Ski racing facilities Snowmaking facilities Skier and guest services including but not limited to uses such as basket rental, lockers, ski repair, ski rental, lift ticket sales, public restrooms, information/activity desk Ski school facilities Ski patrol facilities 91 0 Commercial ski storage on the basement or garden level of a building Retail stores and establishments Special community events, including but not limited to ski races, festivals, concerts, and recreational, cultural and educational programs and associated improvements/facilities, subject to the issuance of a Special Events License. 2. Eating and drinking establishments including the following: Bakeries and delicatessens with food service, restricted to preparation of products specifically for sale on the premises Coffee shop Fountains and sandwich shops Restaurants Cocktail lounges and bars 3. Residential Uses including the following: Single-family residential dwelling units Two-family residential dwelling units Multi -family residential dwelling units Accommodation units 4, Lodges 6. Private or public off-street vehicle parking structures 7. Private or public off-street loading facilities 8. Public parks and outdoor recreation facilities 12-8E-3: CONDITIONAL USES: 5 The following conditional uses shall be permitted in the Ski Base/Recreation 2 District, subject to the issuance of a conditional use permit in accordance with the provisions of Chapterl 6 of this Title: 1. Brew pubs 2. Fractional fee Units 3. Private and public clubs 4. Public utility and public service uses 5. Outdoor dining decks and patios 6. Type III employee housing units as provided in chapter 13 of this title 7.. Additional uses determined to be similar to conditional or permitted uses described in this chapter, in accordance with the provisions of Section 12- 3-4 of this Title. 12-8E-4: ACCESSORY USES: The following accessory uses shall be permitted in the Ski Base/Recreation 2 District: Accessory uses customarily incidental to permitted and conditional uses and necessary for the operation thereof. Ski school offices, sales, and activities Ski patrol offices Skier and guest service employee offices, locker rooms, and meeting rooms Swimming pools, patios or other recreation facilities customarily incidental to permitted uses. 12-8E-5: LOCATION OF BUSINESS ACTIVITY: A. Limitations; Exception: All offices, retail sales, and commercial ski storage conducted in the Ski Base/Recreation 2 (SBR2) district shall be operated and conducted entirely within a building, except for approved special community events, outdoor display of goods, and outdoor restaurant seating. B. Outdoor Displays: The area to be used for outdoor display must be located directly in front of the establishment displaying the goods and entirely upon the establishment's own property. Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by outdoor display. 12-8E-6: DEVELOPMENT PLAN: A. Development Plan Required Prior to site preparation, building construction, or other improvements to land within the Ski Base/Recreation 2 District, there shall be an approved development plan for said District or portion thereof. An approved development plan shall be the principal document in guiding the development, uses and activities of land within the district. A development plan shall be approved by the Planning and Environmental Commission. Development standards including setbacks, site coverage, landscaping, density (GRFA) and parking shall be determined by the Planning and Environmental Commission as part of the approved development plan. This determination is to be made based on the proposed development plan's compliance with the design criteria outlined in Section 12- 8E-9 of this Article. 0 B. Application An application for approval of a development plan may be filed by any owner of property within the Ski Base/Recreation 2 district or his (her) agent or authorized representative. The application shall be made on a form provided by the Department of Community Development and shall include: a legal description of the property, a list of names and mailing addresses of all adjacent property owners and written consent of owners of all property to be included in the development plan, or their agents or authorized representatives. The application shall be accompanied by submittal requirements outlined in Section 12-8E-8 A. of this Article and a development plan as outlined in Section 12-8E-6 C. of this Article. C. Contents The development plan shall be comprised of materials submitted in accordance with Section 12-8E-8 A. of this Article. The development plan shall contain all relevant material and information necessary to establish the parameters within which land in the district may be developed. The development plan may consist of, but not be limited to, the approved site plan, floor plans, building sections and elevations, vicinity plan, off - 7 street parking/loading plan, off-site improvements plan, preliminary open space/landscape plan, densities and permitted, conditional and accessory uses. 12-8E-7: DEVELOPMENT REVIEW PROCEDURES: A. Pre -Application Conference Prior to submittal of a formal application for a development plan, the applicant shall hold a pre -application conference with the Department of Community Development. The purpose of this meeting shall be to discuss the goals of the proposed development plan, the relationship of the proposal to applicable elements of the flail Comprehensive Plan, and the review procedure that will be followed for the application. B. PEC Conducts Final Review The final review of a proposed development plan shall be by the Planning and Environmental Commission at either a regularly scheduled meeting or a special meeting. Prior to this meeting, and at the discretion of the Administrator, a worksession may be held with the applicant, staff and the Planning and Environmental Commission to discuss development plan. A report of the Department of Community Development staff's findings and recommendations shall be presented at a public hearing before the Planning and Environmental Commission. The Planning and Environmental Commission shall review the development plan in accordance with the provisions of Section 12-8E-9 of this Article. 12-8E-8: SUBMITTAL REQUIREMENTS: A. Information and Materials Required The Administrator shall establish the submittal requirements for an approved development plan application. Certain submittal requirements may be waived or modified by the Administrator or the Planning and Environmental Commission if it is demonstrated by the applicant that the information and materials required is not relevant to the proposed development or applicable to the Vail Comprehensive Plan. A complete list of the submittal requirements shall be maintained by the Administrator and filed in the Department of Community Development. 12-8E-9: DESIGN CRITERIA: 40 The following design criteria shall be used as the principal criteria in evaluating the merits of a proposed development plan. It shall be the burden of the applicant to prove by a preponderance of the evidence that the submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable, or that a practical solution consistent with the public interest has been achieved: A. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. B. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. C. Parking and Loading: Compliance with parking and loading requirements as outlined in Chapter 10 of this Title. D. Comprehensive Plan: Conformity with Vail Comprehensive Plan, Town policies and 0 urban design plans. E. Natural And/©r Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the development plan is proposed. F. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. H. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. I. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the development plan. is J. Annexed Lands: Conformity with the terms of an annexation agreement and demonstration of a compelling public benefit which furthers the public interest. 9 12-8E-10: LOT AREA: 0 The minimum lot or site area shall be ten thousand (10,000) square feet of buildable site area. 12-8E-11: SETBACKS: In the Ski Base/Recreation 2 District, front, side and rear setbacks shall be as indicated on the approved development plan. 12-8E-12: HEIGHT: In the Ski Base/Recreation 2 District buildings shall range in height from 0' — 43' and be indicated on the approved development plan. All development shall comply with the building height guidelines found in the Vail Village Master Plan Conceptual Building Height Plan. In no instance, however, shall the maximum building height exceed 43'. 12-8E-13: DENSITY CONTROL (DWELLING UNITS PER ACRE/GRFA): Total density shall not exceed eight (8) dwelling units per acre of buildable site area. The total allowable Gross Residential Floor Area (GRFA) shall as indicated on the approved development plan. 12-8E-14: SITE COVERAGE: In the Ski Base/Recreation 2 District, site coverage shall be as indicated on the approved development plan. 12-8E-15: LANDSCAPING AND SITE DEVELOPMENT: In the Ski Base/Recreation 2 District, landscaping requirements shall be as indicated on the approved development plan. 12-8E-16: PARKING/LOADING PLAN AND PROGRAM: Off-street parking and loading shall be provided in accordance with Chapter 10 of this Title. At least 95% of the required parking shall be located within the main building or buildings, and as approved by the Planning and Environmental Commission in review of the development plan. The off-street parking and loading plan shall be indicated on and described in the approved development plan. 10 0 12-8E-17: MITIGATION OF DEVELOPMENT IMPACTS Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the Planning and Environmental Commission in review of development projects and conditional use permits. Substantial off-site impacts may include, but are not limited to, the following: deed -restricted employee housing, roadway improvements, pedestrian walkway improvements, loading/delivery, streetscape improvements, stream tract/bank improvements, public art improvements, parking, and similar improvements. The intent of this section is to only require mitigation for large-scale redevelopment/development projects which produce substantial off-site impacts. 12-8E-18: AMENDMENT PROCEDURES A. Minor Amendments: 1. Minor amendments are modifications to building plans, site or landscape plans that do not alter the basic intent and character of the approved development plan, and are consistent with the design criteria of this Article. Minor amendments may include, but not be limited to, variations of not more than five feet (5) to approved setbacks and/or building footprints; changes to landscape or site plans that do not adversely impact pedestrian or vehicular circulation throughout the development site; or changes to gross floor area of not more than five percent (5%) of the approved square footage of residential floor area or retail, office, common areas and other nonresidential floor area. 2. Minor amendments consistent with the design criteria outlined in Section 12-8E-9 of this Article may be approved by the Department of Community Development. All minor amendments shall be indicated on a completely revised development plan. Approved changes shall be noted, signed, dated and filed by the Department of Community Development. 3. Notification of a proposed minor amendment, and a report of staff action of said request, shall be provided to all property owners within or adjacent to the district that may be affected by the amendment. Affected properties shall be as determined by the Department of Community Development. Notifications shall be postmarked no later than five (5) days following staff action on the amendment request and shall include a brief statement describing the amendment and the time and date of when the Planning and Environmental Commission will be informed of the staff decision. In all cases the report to the Planning and Environmental Commission shall be made within twenty (20) days from the date of the staff's decision on the requested amendment. 4. Appeals of staff decisions may be filed by adjacent property owners, owners of property within the district, the applicant, Planning and Environmental Commission members or members of the Town Council as outlined in Section 12-3-3 of this Title. B. Major Amendments: Major amendments are any proposal to change uses; increases to residential floor area greater than 5% of the approved square footage; increases to retail, office, or common floor area greater than 5 % of the approved square footage; increases or decreases to the number of dwelling, accommodation, or fractional fee club units; any request to modify, enlarge or expand the boundary of an approved development plan and any amendment to the approved development plan that is not a minor amendment as determined by the Administrator and defined in this Article 2. Requests for major amendments to an approved development plan shall be evaluated based upon the degree of deviation of the amendment from the basic intent and character of the approved development plan and reviewed in accordance with the procedures described in Section 12-8E-7 of this Article. All major amendments shall be indicated on a completely revised development plan. Approved changes shall be noted, signed, dated and filed by the Department of Community Development. 3. Owners of all property requesting the amendment, or their agents or authorized representatives, shall sign the application. Notification of the proposed amendment shall be made to owners of all property adjacent to the property requesting the proposed amendment, owners of all property is adjacent to the district, and owners of all property within the district that 12 may be affected by the proposed amendment (as determined by the Department of Community Development). Notification procedures shall be as outlined in subsection 12-3-6C of this Title. 12-8E-19: TIME REQUIREMENTS A. Start of Construction; Completion: The developer must begin initial construction of the development plan within three (3) years from the time of its final approval, and continue diligently toward the completion of the project. If the development plan is to be developed in phases, the developer must begin construction of subsequent phases within one year of the completion of the previous phase. B. Approval Voided: If the applicant does not begin and diligently work toward the completion of the development plan or any stage of the development plan within the time limits imposed by the preceding subsection, the approval of said development plan shall be void. The Planning and Environmental Commission shall review the 40 development plan upon submittal of an application to re-establish the development plan following the procedures outlined in Section 12-8E-7 of this Article. V. DISCUSSION ISSUES The applicant and staff are asking the Commission to listen to a presentation on the proposed site development improvements. Upon completion of the presentation, staff is requesting that Commission engages in a discussion with the staff and applicant and provide their input and feedback on the proposed improvements in anticipation of a final review of the proposal at the July 14, 2003, public hearing of the Planning & Environmental Commission. VI. ATTACHMENTS A. Revised Vail's Front Door Plans, dated June 23, 2003. 13 ! MEMORANDUM TO: Planning and Environmental Commission FROM: Department of Community Development DATE: June 23, 2003 SUBJECT: A request for a recommendation to the Vail Town Council of proposed text amendments to Title 12, Zoning Regulations, Vail Town Code, to amend the Gross Residential Floor Area (GRFA) regulations in the Hillside Residential (HR), Single -Family Residential (SFR), Two -Family Residential (R), Two -Family Primary/Secondary Residential (PS), Residential Cluster (RC), Low Density Multiple -Family (LDMF), Medium Density Multiple -Family (MDMF), High Density Multiple -Family (HDMF), and Housing (H) districts, and setting forth details in regard thereto. Applicant: Vicki Pearson, et.al. Planner: Bill Gibson 1. SUMMARY The applicant, Vicki Pearson, et.al., is requesting text amendments to Title 12, Zoning Regulations, Vail Town Code, to amend the existing Gross Residential Floor Area (GRFA) regulations within Vail's residential zone districts. Staff has identified three options for amending the Town's current GRFA regulations (see Attachments A, B, and C). The three options for the Planning and Environmental Commission's consideration include: ■ Text amendment Option A — Modify GRFA definitions and calculations ■ Text amendment Option B -- Modify GRFA definitions and calculations, plus not count basements as GRFA ■ Text amendment Option C — Eliminate GRFA limits The applicant has indicated a preference for Option B or Option C, however, based upon staff's review of the criteria in Section VI of this memorandum, the Community Development Department recommends that the Planning and Environmental Commission forward a recommendation of approval to the Town Council of the text amendment Option A, subject to the findings noted in Section VII of this memorandum. 11. DESCRIPTION OF THE REQUEST The applicants, Vicki Pearson, et.al., are proposing text amendments to Title 12, Zoning Regulations, Vail Town Code, to amend the Gross Residential Floor Area (GRFA) regulations in the Hillside Residential (HR), Single -Family Residential (SFR), Two -Family Residential (R), Two -Family Primary/Secondary Residential (PS), Residential Cluster (RC), Low Density Multiple -Family (LDMF), Medium Density Multiple -Family (MDMF), High Density Multiple -Family (HDMF), and Housing (H) districts - 1 TOW1%at r Staff has identified three options for amending the Town's current GRFA regulations (see Attachments A, B, and C). The three options for the Planning and Environmental Commission's consideration include: A. Text amendment Option A — Modify GRFA definitions and calculations • GRFA measured from the outside of the exterior walls. • Crawlspaces count as GRFA. Vaulted spaces count as GRFA. • Airlocks count as GRFA. Stairs count as GRFA in multiple -family structures. "250 Ordinance" repealed. • "Interior Conversion" provisions repealed. • GRFA limit formula adjusted to compensate for the "425" bonus, "250 Ordinance", "Interior Conversions", exterior wall area, vaulted space area, and crawlspace area. B. Text amendment Option B — Modify GRFA definitions and calculations, plus not count basements as GRFA • GRFA measured from the outside of the exterior walls. • Basements excluded from GRFA calculations. Vaulted spaces count as GRFA. • Airlocks count as GRFA. • Stairs count as GRFA in multiple -family structures. • "250 Ordinance" repealed. • "Interior Conversion" provisions repealed. GRFA limit formula adjusted to compensate for "425" bonus, "250 Ordinance", "Interior Conversions", exterior wall area, vaulted space area, and basement exclusions from GRFA. C. Text amendment Option C — Eliminate GRFA limits • GRFA remains as a measurement in the zoning regulations, however, no limit is placed on the amount of GRFA constructed within the residential zone districts. °250 Ordinance" repealed. • "Interior Conversion" provisions repealed. Ill. BACKGROUND The Planning and Environmental Commission reviewed this request at its October 14, 2002, January 27, March 24, and June 9, 2003, public hearings (see Attachment A). Additionally, staff facilitated focus group discussions of these proposed text amendments on May 22 and June 5, 2003. IV. DISCUSSION ITEMS One of the significant outcomes of the staff facilitated focus group discussions on May 22, and June 5, 2003, was the establishment of guiding principles for evaluating possible GRFA regulation reforms. At its June 9, 2003, public hearing the Planning and Environmental Commission affirmed their acceptance of these same GRFA reform principles, which are as follows: K C7 - GRFA reforms should be simpler to understand, implement, and enforce. GRFA reforms should be equitable. GRFA reforms should address related Town zoning regulations. GRFA reforms should not negatively impact property sales or values. - Government should not regulate the interior use of homes. GRFA reforms should improve compliance with building and fire codes. - GRFA reforms should not dramatically increase development potential. The following is a brief summary of staffs evaluation of pro's and con's of the three GRFA reform options and an evaluation of the alignment of the three options with the accepted GRFA reform principles: Evaluation of Option A - Modify GRFA definitions and calculations • Pro's: ■ Maintains the existing regulatory system. ■ Simplifies the development review process. ■ Doesn't effect other Town zoning regulations. ■ Maintains local property values. ■ Doesn't significantly increase residential development potential. ■ Encourages better design than eliminating GRFA (doesn't encourage fiat roofs or box -shaped buildings). ■ Treats neighboring properties within the same zone district equally. ■ Less of an attractive nuisance for illegal construction. ■ Reduces government regulation of interior residential uses. ■ Requires minimal adjustments to the GRFA formulas. Con's: Continues to regulate interior residential uses. Some regulatory loop holes can still be exploited. Conformance with the accepted reform principles: • GRFA reforms should be simpler to understand, implement, and enforce: YES ■ GRFA reforms should be equitable: YES ■ GRFA reforms should address related Town zoning regulations: YES • GRFA reforms should not negatively impact property sales or values: YES ■ Government should not regulate the interior use of homes: N4 ■ GRFA reforms should improve compliance with building and fire codes: YES ■ GRFA reforms should not dramatically increase development potential: YES 3 Evaluation of Option 8 - Modify GRFA definitions and calculations, plus not count basements as GRFA • Pro's: ■ Maintains the existing regulatory system. • Simplifies the development review process. ■ Doesn't effect other Town zoning regulations. ■ Doesn't adversely affect local property values. ■ Doesn't significantly increase residential development potential. • Encourages better design than eliminating GRFA (doesn't encourage flat roofs or box -shaped buildings). ■ Treats neighboring properties within the same zone district equally. ■ Less of an attractive nuisance for illegal construction. • Reduces government regulation of interior residential uses. • Con's: ■ Creates a new regulatory system. • Continues to regulate interior uses. • Some loop holes can still be exploited. • All of the currently permitted development potential will be constructed above grade in the future. ■ Requires significant adjustments to the GRFA formulas. • Conformance with the accepted reform principles: ■ GRFA reforms should be simpler to understand, implement, and enforce: NO • GRFA reforms should be equitable: YES ■ GRFA reforms should address related Town zoning regulations: YES • GRFA reforms should not negatively impact property sales or values: YES • Government should not regulate the interior use of homes: NO • GRFA reforms should improve compliance with building and fire codes: YES ■ GRFA reforms should not dramatically increase development potential: YES Evaluation of Option C - Eliminate GRFA limits • Pro's: ■ Simplifies the architectural design process. ■ Simplifies the development review process. • Less of an attractive nuisance for illegal construction. • May encourage improved safety. • Treats neighboring properties within the same zone district equally. ■ Allows homeowners to utilize existing house volumes. ■ Doesn't adversely affect local property values. • Reduces government regulation of interior residential uses. 4 • Cons: ■ More pressure on the Design Review Board to control the size of homes. ■ Encourages flat roofs and "office shaped buildings" to maximize volume. • Increases site disturbance. ■ May impact numerous other Town regulations. • Significant increase in development potential unless other regulations are changed. ■ Requires adjustments to site coverage and/or building height calculations and design guidelines. ■ Unknown impacts and unintended consequences. • Conformance with the accepted reform principles: ■ GRFA reforms should be simpler to understand, implement, and enforce: YES ■ GRFA reforms should be equitable: YES ■ GRFA reforms should address related Town zoning regulations: YES ■ GRFA reforms should not negatively impact property sales or values: YES • Government should not regulate the interior use of homes: YES ■ GRFA refomns should improve compliance with building and fire codes: YES • GRFA reforms should not dramatically increase development potential: NO V. ROLES GE REVIEWING BODIES Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for forwarding a recommendation to the Town Council of a text amendment. The Planning & Environmental Commission shall consider the following factors with respect to the requested text amendment: 1. The extent to which the text amendment furthers the general and specific purposes of the Zoning Regulations; and 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, and policies outlined in the flail Comprehensive Plan and is compatible with the development objectives of the Town; and 3. The extent to which the text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; and 5. Such other factors and criteria the Commission deems applicable to the proposed text amendment.. M Design Review Board: • Action: The Design Review Board has NO review authority of a text amendment or conditional use permit, but must review any accompanying Design Review application. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Design Review Board or Planning and Environmental Commission erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. The Town Council is responsible for final approval/approval with conditions/denial of a text amendment. The Town Council shall consider the following factors with respect to the requested text amendment:. 1. The extent to which the text amendment furthers the general and specific purposes of the Zoning Regulations; and 2. The extent to which the text amendment would better implement and better achieve 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 3. The extent to which the text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives. 5. Such other factors and criteria the Commission and/or Council deem applicable to the proposed text amendment. Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. VI. APPLICABLE PLANNING DOCUMENTS Town of Vail Zoning Regulations (Title 12, Vail Town Code) Chapter 12-1: Title, Purpose and Applicability 12-1-2: PURPOSE: 0 A. General: These regulations are enacted for the purpose of promoting the health, safety, morals, and general welfare of the Town, and to promote the coordinated and harmonious development of the Town in a manner that will M. conserve and enhance its natural environment and its established character as a resort and residential community of high quality. Article 12-68: Single -Family Residential (SFR) district 12-6B-1: PURPOSE. The single-family residential district is intended to provide sites for low density single-family residential uses, together with such public facilities as may be 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. Article 12-6C: Two -Family Residential (R) district 12-6C-1: PURPOSE: The two-family residential district is intended to provide sites for low density single family or two-family residential uses, together with such public facilities as may be appropriately located in the same district. The two-family residential district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with single-family and two-family occupancy, and to maintain the desirable residential qualities of such sites by establishing appropriate site development standards. Article 12-6D: Two -Family Primary/Secondary Residential (PIS) district 12-6D-1: PURPOSE.- The URPOSE.The two-family primary/secondary residential district is intended to provide sites for single-family residential uses or two-family residential uses in which one unit is a larger primary residence and the second unit is a smaller caretaker apartment, together with such public facilities as may appropriately be located in the same district. The two-family primary/secondary residential district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with single-family and two-family occupancy, and to maintain the desirable residential qualities of such sites by establishing appropriate site development standards. Article 12-6F: Residential Cluster (RC) District 12-6E-1: PURPOSE. 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 in the same district. The residential cluster district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with residential occupancy, and to maintain the desirable residential qualities of the is district by establishing appropriate site development standards. 7 Article 12-6F: Low Density Multiple -Family Residential (LDMF) District i 12-6F-1: PURPOSE: The low density multiple -family district is intended to provide sites for single- family, two-family and multiple -family dwellings at a density not exceeding nine (9) dwelling units per acre, together with such public facilities as may appropriately be located in the same district The low density multiple -family district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with low density occupancy, and to maintain the desirable residential qualities of the district by establishing appropriate site development standards. Article 12-6G: Medium Density Multiple -Family Residential (MDMF) District 12-6G-1: PURPOSE: The medium density multiple -family district is intended to provide sites for multiple -family dwellings at densities to a maximum of eighteen (18) dwelling units per acre, together with such public facilities as may appropriately be located in the same district. The medium density multiple -family district is intended to ensure adequate light, air, open space, and other amenities commensurate with multiple -family occupancy, and to maintain the desirable residential qualities of the district by establishing appropriate site development standards. Certain nonresidential uses are permitted as conditional uses, and where permitted, are intended to blend harmoniously with the residential character of the district Article 12-6H: High Density Multiple -Family Residential (HDMF) District 12-6H-1: PURPOSE: The high density multiple -family district is intended to provide sites for multiple - family dwellings at densities to a maximum of twenty five (25) dwelling units per acre, together with such public and semipublic facilities and lodges, private recreation facilities and related visitor oriented uses as may appropriately be located in the same district. The high density multiple -family district is intended to ensure adequate light, air, open space, and other amenities commensurate with high density apartment, condominium and lodge uses, and to maintain the desirable residential and resort qualities of the district by establishing appropriate site development standards. Certain nonresidential uses are permitted as conditional uses, which relate to the nature of Vail as a winter and summer recreation and vacation community and, where permitted, are intended to blend harmoniously with the residential character of the district. Article 12-61: Housing (H) District 12-61-1: PURPOSE: The housing district is intended to provide adequate sites for employee housing which, because of the nature and characteristics of 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 project 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 employee housing 8 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 light, air, open spaces, and other amenities appropriate to the allowed types of uses. Town of Vail Land Use Plan Chapter// — Land Use Plan Goals/Policies 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing development areas (infill areas). 4.2 Increased density in the Core areas is acceptable as long as the existing character of each area is preserved through the implementation of the Urban Design Guide Plan and the Vail Village Master Plan. 5.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.4 Residential growth should keep pace with the marketplace demands for a full range of housing types. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. VII. CRITERIA AND FINDINGS The review criteria and factors for consideration for a request of a text amendment are established in accordance with the provisions of Chapter 12-3, Vail Town Code (Ordinance No. 4, Series 2002). A. Consideration of Factors Reaardin4 the Text Amendment: 1. The extent to which the text amendment furthers the general and specific purposes of the Zoning Regulations; and Staff believes that the proposed text amendment Options A, B, and C all further the general and specific purposes of the zoning regulations; however, staff believes that Option A more appropriately addresses this factor than Options B and C. E 2. The extent to which the text amendment would better implement and better achieve 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 Staff believes that the proposed text amendment Options A, B, and C all better implement and better achieve the applicable elements of the adopted goals, objectives, and policies outlined in the Vail Comprehensive flan and are compatible with the development objectives of the Town; however, staff believes that Option A more appropriately addresses this factor than Options B and C. 3. The extent to which the text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and Staff believes that the Town's existing GRFA regulations are no longer appropriate given the complexities, inequalities, and inefficiencies of the regulations that now exist due to the significant number of text amendments that have occurred over the past several years. 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives. Staff believes that the proposed text amendment Options A, B, and C all provide a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; however, staff believes that Option A more appropriately addresses this factor than Options B and C. 5. Such other factors and criteria the Commission and/or Council deem applicable to the proposed text amendment. B. The Planning and Environmental Commission shall make the following findings before forwarding a recommendation of approval for of a text amendment., That the amendment is consistent with 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 2. That the amendment furthers the general and specific purposes of the Zoning Regulations; and 3. That the amendment promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. 0 10 0 VIII. STAFF RECOMMENDATION • The Community Development Department recommends that the Planning and Environmental Commission forward a recommendation of approval to the Town Council for the proposed Option A text amendments to Title 12, Zoning Regulations, Vail Town Code, to amend the Gross Residential Floor Area (GRFA) regulations in the Hillside Residential (HR), Single -Family Residential (SFR), Two -Family Residential (R), Two -Family Primary/Secondary Residential (PS), Residential Cluster (RC), Low Density Multiple -Family (LDMF), Medium Density Multiple -Family (MDMF), High Density Multiple -Family (HDMF), and Housing (H) districts. Staffs recommendation is based upon the review of the criteria in Section VI of this memorandum and the evidence and testimony presented, subject to the following findings: That the amendment is consistent with 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 2. That the amendment furthers the general and specific purposes of the Zoning Regulations; and 3. That the amendment promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. IX. ATTACHMENTS A. Text amendment Option A — Modify GRFA definitions and calculations B. Text amendment Option B — Modify GRFA definitions and calculations, plus not count basements as GRFA C, Text amendment Option C — Eliminate GRFA limits 11 Attachment: A OPTION A: MODIFY GRFA DEFINITIONS AND CALCULATIONS 0 The proposed text amendments are as follows: (deletions are shown in stJ�ke thFeug ladditions are shown bold) 12-2-2: DEFINITION FLOOR AREA, GROSS: The total square footage of all horizontal areas on all levels of a structure, as measured to the outside face of the sheathing of the exterior walls (i.e., not including siding, stucco, stone or brick masonry, and other similar exterior wall finishes). Gross floor area shall include, but not be limited to, vaulted spaces, basements, crawlspaces, interior walls, elevator shafts, stairwells, lofts, fireplaces, bay windows, mechanical chases, vents, storage areas, and other similar areas. I!sLm. Lmm m . t" i ft!!=101 I I I = 2 12=1 1. 1 = r., W S' FLOOR AREA, GROSS RESIDENTIAL (GRFA): The total gross floor area of a residential use of a structure, as further defined by Chapter 15 of this Title. 12-6A THROUGH 12-61-1: Adjust the existing formulas and credits in the Hillside Residential, Single - Family Residential, Two -Family Residential, Two -Family Primary/Secondary Residential, Residential Cluster, Low Density Multiple -Family, Medium Density Multiple -Family, High Density Multiple -Family, and Housing districts. 12-15-3: DEFINITION, CALCULATION, AND EXCLUSIONS: rncr Re�irlenti l Cllr Ain r°lafi rinrl• Tho tntrol s�I lore fnnta e"-ef-a4�4ev-e4s-of • Vl-Vv �' / rli V, ISr tVtU J 41UI4 VIV a ht Biding nr+},.,rn� o• -,s M rd-.at-the_44s%de_iaize'-Gf-the �icterier walls (i,�R9' iriinr•� fUFFiR , ghee4eek, plaster _and_ II finishes) GRFA shall inr1ude �-,theFsi+�i�r�va ,. b I be limited -toff elevartvr Shar#S and staipmeirs-tit-oraoh--level, lofts, firnnlaGe , hair SA 'RdGWS menhaniea v'hn.s_ —, verpts w4d ste Fa a areas A.ttirs nrasArlsn�s and roofed er GeyeFed `•leGks,nnrnhes, terraces nr patles shall als�n�ho i�n�rl�� �}ntessss they meet the pFeyisiens of s IhseG4 n A4 -4),r A2_ --c . -his section._, 0 0 A. Definition 0 1. Gross Floor Area: The total square footage of all horizontal areas on all levels of a structure, as measured to the outside face of the sheathing of the exterior walls (i.e., not including siding, stucco, stone or brick masonry, and other similar exterior wall finishes). GRFA shall include, but not be limited to, vaulted spaces, basements, crawlspaces, interior walls, elevator shafts, stairwells, lofts, fireplaces, bay windows, mechanical chases, vents, storage areas, and other similar areas. 2. Gross Residential Floor Area (GRFA): The total gross floor area of a residential use of a structure, as determined by sub -section 12-15- 36 below. B. Gross Residential Floor Area Calculations and Exclusions: 1. Single -Family, Two -Family, And Primary/Secondary Structures: Within buildings containing two (2) or fewer dwelling units, the following areas shall be excluded from calculation as GRFA. GRFA shall be GaIG latndi by rnea-s-u-n-n�--kh�totai-sWare400-tag-�-df a b uildiRg as cot forth in the def Rit'GR abeye ExGl ded aFeas as col fnh%+�h44e ein sh tlthe decorated -f en, total oto YaF GGtage. a. Enclosed garages of up to three hundred (300) square feet per vehicle space not exceeding a maximum of two (2) spaces for each allowable dwelling unit permitted by this title. b. Attic space with a ceiling height of five feet (6) or less, as measured from the top side of the structural members of the floor to the underside of the structural members of the roof directly above. Attic area created by construction of a roof with truss -type members will be excluded from calculation as GRFA, provided the trusses are spaced no greater than thirty inches (30") apart. c. Crawl nanoss;_1-le4hr-9ugh-ar4 opening net gFeatet tt uteri twel-va /�2 t4ar4--44et-in-• Fea with five a h� de feet (19') nr height, measured as me+hefrrtn fhca �-e-of-thn`earth-__to the under -side ef-st�urtural4loor—mer-pbers-$4he floor Gei"Rg assembly abGve_ -4 . Roofed OF Covered i= -.k -porches, terraces,atiec er similar features-ef-spaces-with-no--morn than three (3) extel iGr_wa'IIs-ta (minimum oneninn of not less&44a�.,u.�i/^e,..n{`t+r fire nereent l r.Q/_\ of +k - perimeter rrr vt of area-ef- aid—dGbk, pord"' .efraGe, Patin' nF simitaFfeat-ire-er-spar-.e,–prev de d thepe in.-� i —entiguou -and fully erten from floor to roil 4nr+_w4 -a4 -a IIowa nre for a raili g of Hp to forty four inches inn\ in heig4t_. 2 d. Roofed or covered decks, porches, terraces, patios or 11D similar features or spaces with no more than three (3) exterior walls and a minimum opening of not less than twenty five percent (25%) of the lineal perimeter of the area of said deck, porch, terrace, patio, or similar feature or space, provided the opening is contiguous and fully open from floor to ceiling, with an allowance for a railing of up to forty four inches (44") in height and support posts with a diameter of eighteen inches (18") or less which are spaced no closer than ten feet (10') apart. The space between the pasts shall be measured from the outer surface of the post. 2. Multiple -Family Structures: Within buildings containing more than two (2) allowable dwellings or accommodation units, the following additional areas shall be excluded from calculation as GRFA. GRFA shall be calculated by measuring the total square footage of a building as set forth herein. Excluded areas as set forth shall then be deducted from the total square footage: a. Enclosed garages to accommodate on-site parking requirements. b. All or part of the following spaces, provided such spaces are common spaces: (1) Common hallways, stairways, elevator shafts and air locks. (2) Common lobby areas. (3) Common enclosed recreation facilities. (4) Common heating, cooling or ventilation systems, solar rock storage areas, or other mechanical systems. (5) Common closet and storage areas, providing access to such areas is from common hallways only. (6) Meeting and convention facilities. (7) Office space, provided such space is used exclusively for the management and operation of on-site facilities. (8) Floor area to be used in a type III "employee housing unit (EHU)" as defined and restricted by chapter 13 of this title_ n. All part -of aR it-lock-within-an-a-c�mmadafion-or dwel-If-ng uty#_not exceediRg-a_rpaxi 4m ref twenty fire (25) sq core feel provad+ng-�;lfhas-direst-asoes� t.� a tho�tdoar-s: e. Attic space with a ceiling height of five feet (5) or less, as measured from the top side of the structural members of the floor 49 to the underside of the structural members of the roof directly above. Attic areas created by construction of a roof with truss -type N members will be excluded from calculation as GRFA, provided the trusses are spaced no greater than thirty inches (30") apart. twelve (12) square feet iR area, with five feet (5') or- less 9f Geiling height, as measured fFem the surface g. Roofed or covered decks, porches, terraces, patios or similar features or spaces with no more than three (3) exterior walls and a minimum opening of not less than twenty five percent (25%) of the lineal perimeter of the area of said deck, porch, terrace, patio, or similar feature or space, provided the opening is contiguous and fully open from floor to ceiling, with an allowance for a railing of up to forty four inches (44") in height and support posts with a diameter of eighteen inches (18") or less which are spaced no closer than ten feet (10') apart. The space between the posts shall be measured from the outer surface of the post. S-. C. Additional Calculation Provisions: Interior W r lts Fe inGli cried in GRFA nail rlationc For two-family 1. Walls: ,T�„�.-.,�r��-�,� ..... �..... _� and primarylsecondary structures, common party walls shall be considered exterior walls. For the purpose of calculating GRFA, one- half (1/2) the total horizontal area of the party wall shall be attributed to each dwelling unit. 2. Greenhouse Windows: Greenhouse windows (self-supporting windows) shall not be counted as GRFA. "Greenhouse windows" are defined according to the following criteria: a. Distance Above Inside Floor Level: In order for a window to be considered a greenhouse window, a minimum distance of thirty six inches (36") must be provided between the bottom of the window and the floor surface, as measured on the inside face of the building wall. (Floor surface shall not include steps necessary to meet building code egress requirements.) The thirty six inch (36") minimum was chosen because it locates the window too high to be comfortably used as a window seat and because it allows for a typical four foot (4') high greenhouse window to be used in a room with an eight foot (8') ceiling height. b. Projection: No greenhouse window may protrude more than eighteen inches (18") from the exterior surface of the building. This distance allows for adequate relief for appearance purposes, without substantially adding to the mass and bulk of the building. c. Construction Characteristics: All greenhouse windows shall be self-supporting and shall not require special framing or construction methods for support, with the exception that brackets below the window may be allowed provided they die into the wall 4 of the building at a forty five degree (45°) angle. A small roof over the window may also be allowed provided the overhang is limited to four inches (4") beyond the window plane. d. dimensional Requirement: No greenhouse window shall have a total window surface area greater than forty four (44) square feet. This figure was derived on the assumption that the maximum height of a window, in an average sized room, is four feet (4') and the maximum width for a four foot (4') high self-supporting window is between six feet (6') and eight feet (8') (approximately 32 square feet). Since the window would protrude no more than eighteen inches (18"), the addition of side windows would bring the overall window area to approximately forty four (44) square feet. e. Quantity: Up to two (2) greenhouse windows will be allowed per dwelling unit, however, the forty four (44) square foot size limitation will apply to the combined area of the two (2) windows. f. Site Coverage: Greenhouse windows do not count as site coverage. 3. Vaulted Space s:-Va-ulted-s�ses--and areas"opeR tem v.," net +nduded in GRFA GaIG611atien . Vaulted spaces with the potential of being infilled and used as additional floor area, as determined by the Administrator, shall be counted as GRFA. 4. Garage Credit: a. Allowable garage area is awarded on a "per space basis", with a maximum of two (2) spaces per allowable unit. Each garage space shall be designed with direct and unobstructed vehicular access. All floor area included in the garage credit shall be contiguous to a vehicular space. b. Alcoves, storage areas, and mechanical areas which are located in the garage and which are twenty five percent (25%) or more open to the garage area shall be included as garage credit. c. Garage space in excess of the allowable garage credit shall be counted as GRFA. 5. Gfawl­a�d Attic Space: a. Gray spac-ess-Greated by "stepped fni RdatieR""0 hazard `-' Y MFtjq tiOR" or ether similar enninee; eWr�4e_a Lr t th�-+��a s ihaatota height in-excess-off4ve-feet--(5 ma -be nvnl" aed from GRFA '- I.ni ilnti�n� at the diSGretirin `ef the dR;inistFatGF mac- u c the ur,.rvrv-a�vrro�r-crac.�.nizr�ur . 5 b. If a roof structure is designed utilizing a nontruss system, and spaces greater than five feet (6) in height result, these areas shall not be counted as GRFA if all of the following criteria are met: (1) The area cannot be accessed directly from a habitable area within the same building level;. (2) The area shall have the minimum access required by the building code from the level below (6 square foot opening maximum); (3) The attic space shall not have a structural floor capable of supporting a "live load" greater than forty (40) pounds per square foot, and the "floor" of the attic space cannot not be improved with decking; (4) It must be demonstrated by the architect that a "truss - type" or similar structural system cannot be utilized as defined in the definition of GRFA; and (6) It will be necessary that a structural element (i.e., collar - tie) be utilized when rafters are used for the roof system. In an unusual situation, such as when a bearing ridge system is used, the staff will review the space for compliance with this policy. 6. Primary/Secondary Units: The foUr hi inrlred twenty Ove (4`square fent rrerlit Per unit shall be applied -to each_unit after the sixty1fort r IC+'f 4Qq -sp4t_haP& b nal la n the sernnria it shall be limiters to 40 t#L�ei��ctrC�ir�rti�(i-c�.--crra. vcvvnvr.,f'y�if� percent total-GRFA p is li 5-4psafe feet b. On primary/secondary and two-family lots, GRFA is calculated based on the entire lot. A. Q�vse: The interier non�rrr-ncr-,S le eGtivri--O hiS Gh meter -provide r flexibility and4a­.titi iris urith the Use of interior snaG&&& ithin existing dwelling i mite that mi-reet or -exceed -the a4owaWe-gross-r&&idernt_i 4 floor area (GRFA).This-would-be, achieved by alloiering far the rnn.,yerrcion _f existing -interior spanns si inh as vaulted-spac-es,"c-r—c a 'res atid-Gther--interior spaces rola flan r -ea pravided• the bulk and mass of the building is Ret ir�rreasnrt Thi��ry s'i n is intenried to a,Gr_,Ggm,moriate evicting horses where &Rts-de ire to expand the ,a..mount-Df usable-spat-e-igthe-interior--of-a-l!�eme-T4- tn,.,r, 4a ales reGGgni ed ha nrenerty ewRers have masts inters interior snwithb iilding permitc�#Ess, .amuare oi �t ... �.. �r{�iSinn is Iso inteRded to reduce ire thn r.nnr �r-rence of int rinr bi iildinn astivity�. �ioii �� a»v rr-��ci�ac�cr to oca croc n��avi.0 J Wi­tUtbGjk�RS_pGr-Mi}snarl t. y-fu#her nretnnting the health, S2fnt1 and 7 elfare of the rnmmi laity B-.-tYpplic-ab4 y-.-Single-fam1 y, -t, —wo-family, pq fn r rLco rc, da, -Y --Gr multi_family 014; sf; -4 dwelling units that mc -et (Gr nyn nrrcl,lewahrle GRFA-will be eligible to make ioter4or-seRversie4:+s-pr-gv+d-ed-tlhe-follow ing- i 0 1 any existing rdwell' shall he o d GRFA via the rrinterier Space lb if�{�- Uitr.n�cirr-crud{{�, { �'} ��-t{�"-�� v-� m rc ncrr Space Ynit ated-ori-a spenial dearelepment did rTn}�vded_th��� €A. vE1i�iplies with the stand E�s-9�+��FF}�`� herein.r r _nrn 2. PeF the purpoe - - -eany dwelling unit that has been--GGRStFUGted prier to August 5, 1997, and has FeGeived a Ger-tifiGate of s has Ibeen• _g 4• eived fiRal design rev0?. d Q 9 a S A�jgust 5, 4-- No--applicattOn to add floor aro pursuant s anc�tGn to thissseGtio l"-shta"e-fade--Until sr rah time nn adl the Ila {., p GRFF h,., �+ breef. nnr.strttnted on the prepe y er nn J R'OT T time t7ifV�1�y-�J��-j"�-''"�Q'+:T-l7'C=G .y appliGatitlxr pending in conir rRGtti,rtpR Arii'h "-- tsar liraatni � �n rd��oc{F area thattilhze�lvlzivvr'able-GRF-A-for the Y' "N"' `J. `'. " a-ad"eer- afea-pu-ps-waw-io-t-is-section--srha!'be constructed ubl4ing the floor area GF,V-Alume ef the bu"diRg that Is IR existeRGe prier te Aug, 5, 1997. P�ICt 'w StFUSt4�res nr exerior and ri i,t{'af} G-exrit s4H Ytsrr Gtt erne+ hr sift after the 'at'F . Examples of hew fleeer area ce inrreased tinder: the provision of this seetiGn ineli tale #hn t•YrnVeFSivn of existing Imo• -,ea t-ar�sp sec to l_PCC1 the odd4inn of Pnftc within the hi iilriionyc)A tme of the nxinting building, and-the,�onyernien of ether E,Xng fetininterior nrpa Gessuch as_St�it ge-aFeA�to-to 3Prnpesals fes (='C7 nyolye exterior modifications -A-pkfi'�!1&f-f3�hF�-SSe+Gti4n--+�'3ajH ............ .,....,.,...,�,,,,,.,, tn. nry Tg-buili t -i-ngs, hewever, snh mnuiifirahinnc shall not inG-rease4%e-dtAf-fag -h,ulik and Raf v--Pss ot•rhie existing -building -.Examples of exterior whinh are-Gfian-rssidererd to iRGrease building bulk and macs inrli de but are nn�i.m.ited to, r t {4.Ti-1 the expansion of any-existinn e-x4eriof-�allc nf�" rildinn regratdiRg are in Mr�l n ding in a mannas .arhiCh a noses more than tiara (2) arert'Gal feat of existing csvtnrivi,vnii$ ren kE?�%�}c'�nsin�vn=vWin'-&tfig $;--�tivlth trn4ng the errs s'+mG (22 Brei-tir,a l foot lim4aLien to regrudi areuiid a bHilidinng deesGribed abeye additinnnl rotarn inn ma _b�ermitte er to allow far egrr4.sa-u -Fom-.ne.w---interior-spa('.-.ev- Thee -ex Ont of se trh regrn r^ling sha4-i7e- fit 4F a {-ee ldIng ardegi tate regress areas far windows--Gr-doors ar +he minim,,r, eM nere,ssar age airra�ma far trhT,a.. Q.r-st,Gi , .b Uil{�lTng rCede. Examples �ri.Gr-m,,,pof-tiai�-S Gh are net nnnsitdered to iRc-rP• WSJ e but aFe REA }limited ♦ f i WIR dews door-ylig4t"-a-Ad ism jest to desfgn�fe�ral; dors e s moor hi vitvjn'Ji��rnr! an revt o ,_.y u ua � �. n�xc.. r -r permitted b r this sc rt`en ®r'r�r to approval of nrnn mere or `e., . {., ,�, {.,, ,., � used-{lr�rr rrtij� �rvr regrarding far pari ori n�atn -'- eer's_a"esc-r bed -a Gve� -� t-h"taff nr the .design r---v'ew hoard shall find that the, rlv -et a ieantlar to the hi ills and mass of the b 4di F , -of the hitilyding Gar#he-purl�Q -44is siFP.,., yy,,t rt �efineuvaso rertcc3I rd W3nGw prejenting from a-Slal3fRq-Ff3i3 -0fa•-tJJu4dincnj., aaringyertinal sirdes anti a gable shed F9Gf, in WhiGh the total ra imt dative length of the rdnrmerlcs_d-ae-.S Ret T� avnnerf#.prrrrnt� P� f3erPIaneG rT-,,- wNch #Gr-mer(s) nrrGjeGtn_ 0 (SF=F= FIGURE 1 ()DE—BC)QK-C��N-THE CLERK'S-OFFIGE4 4�-Rrop,salr. for the i itilizatinn of inter-iGVGGnvrVc� r lien shall nmm�llf 5AI1 ��` � 'ynni. .�. � r nt nrlarric i ��and applicable d elepment J' T2TTIC7rQ vT; Midi willa -- ---'"-----�-� - - D. be. ma—diee tG-the-a-epa ment e-Gonv*i4: f' develop nc fer in �FiF {ham -r- �'. A nrtk2tin e ir�rsin nc to oinnleamgy__tw�a ' J /- inti-famO I' -d !K'ril-1\ ni irci pont #n th.i� n�nenial deyeldiStFi d wellinYF! Section shall v_ orated n a ypme.nt Gt 21se be allow itho t e GRPA nrnvicio &-ef #hnrrv��vv__ However, pro e4 te.&_with GRFA rest t rir•tinn�__reGoRIe, —G - he-plaf-� fGF t„he develenment shall he Feguletb r-.�Rn #n ia-t—rest n#i Rle$s_�.he-pta r�-'� is medified to ce,{ '�, rem -eeve] si Gh restRctiry s. if t e- rop-- t �ined4n`eemme-}- (condominium asseriatinn) OF iQ l`'/ tpjt +^c�#h�4hre� p}erty n. Rers cer} -ars, � +'Fi �p4e.ny c�-o.oQ� s by way ofv�, oPled driyewa _AAB_q.aFGel nr G pa- Gels- in J Yn arid-r-Wimata tie the WFitteR a pFa-val-o#-##e�-prime e�ners-er- r�eaa'atien shall �ulrr d- This ran hn either the fnrrr� W ...._..`.. a4etter-of appreval �i#n er sigRat� ire —the- pIaRRiRg Staff -Will reli�r� *r the annlinatien xrTc.-�-��p�-rvcrca.v to aRvere the nreneserl additi,en-Gon n ith all nrntrisinn of the, n cv s.. � .. ernien cnntinn S bmitta r•haIl innli Fria- 4=Applica nn fens pursuant +n the, GurreRtani e ii �� '7 Infermation ri mans as set �-mTvnrrutirve +�'n '1 tAle-era rioter inert by the deepa,rtmeAt—e '{i } - eRt-r— - AppIiGaRtS &,d submit as��LYlanS�-strCJt-'ti Fe -4� 4ia � it Ga -r+ Iden if r the he e l `g vu�ila'�.�ii �y frem y- 1M` ns that ha1re� erl ft r th4 rl f-}�IA„v-m crr-rTc� v � �eiiri�� a-- -�r��- al7ter. � L' ..w 7 L• •. r... L L' p .GG ._ .ddevelop.ent . A S G G Gp . L. Ath 11 - Propesals deemed •p .LG and develepMeRt Fequ ions.. - a W. L .. e- - _ A. .w pS S C - ” - 4L eL 0 S G a. • • fnr a noried of at lea-st--five-,14=year&-4�-permit#ing-the-addit.ion of up to hURdred fifty (259) square feet of s- rncirtnntial fleeF area (f'�C?I-=A) I.tci ., o inh 'tX1Weilii-� e-cnn-rrrccl nrn.�rirlrirvlther+ritl�riy'a ec fv rah in ii y; section fe-met-T* -s—,,c�ir-v fv i- nc not acnr ire naa&-� r.��,#e,r�.fll nr {.Iinn I snit lnrntn.rl within the additt'ons heBander-sha-"f- r-g-�d—.4e�sely-with-res'peet-to-&its-p;RR� i mnar•t OR adjanent proper -ties anti appliGable teWRd,ev nrnejt Sta Rda Fd S. two hundFed fifty (259) square feet ef add4OGRal gF9SS FeSideRtial fleop area may he granter) to ex'stlng_single4arn+"We4+Rg-S7-e-XiSting-t o-farnrrn"f• d existing multi dwelling units nnlrr nRGebut-may`e-fegeti ,pcted angranted in more than-ene-inemrnent of locatr o thn Aro h inrired fifty (250) sg1�eTee4,-Upgfad -Gf- an existing dwelling r Inf".rider this-seGtiop— +aH4r4r.4ude-a ditinnc thereto nr ren eiratiens thereef but a demc)lrehLjflrt aha�� Il�et-bo innll )Anti as hainry eligible fnr additional g rG s-s•Teer4ja44Ge-r--afe-a-. R. Smgie F r -©wet-itngs hats Twe-Fa DWrCt/tFt�-5:-+-.iE•r} ie ii�{-ef e� family dwelling i Init shall be elinible-4errd44km4al Wrenn residential fleet area ( Cpl= n)not ---excee a maximum Gf two hYRdFed ftfty42,50-ysqua-re—feet-GUGRFA- in addition to the evicting or allnw.e.dle-Gly-Fh-fer the site Hefer'e sir --h nr-I rl itis nal G-,F_A_eaa he graRted, the single_family or two-family dwelling rg unit shall meee fellerA inn nritnria• iiIEFERF. IN member 30, T.9 17,, rtr a oomnleted rinci�eyr a A, bGa.{.rd-epplteat}grHQT^the- eriQie Gernml initrr d nt by NGVemh r 30, 1995In addition a,t4eest—five Irl yeal-rs-musthave passed frer�I,}the date the Single family }l'lWel!!Rg nr t.A,n_famil„ dwelling unit wa s,�+ed-a-eel-t+f}eiate�}F-He•�ii}pd - - w ether temnerarrr or final) or, inn the eVent a nnrtifioate of rune rnanGy was net rens liters fnr use of the alta &444 v at the ime of rn ren from the date of eriginal roma Qz Bir ri Ise v. vvFfi'plet r fettef�-a ��i'Fsi-if}at�'�"Qf` �l!iRg. 2: IseC-�i f1[11;1i'e Ral FleeF San e-!-FEvn' gals for the utd4ieR of the additinnall gfes-, reside I this pFeVISIeR shall GOMply with all teWR Zoning req iiromont_-and-appljeable-development-stiandards. if p -variance`& feq.eder_a_prenesalr if shall he annrnrrn v.o.r„mitt i"n nvrr ti -r vigtart't i i pte YYrtfi-ti-ICJ-t-i'tic�l'cf�re-en-appkatieR iS M acc6rdanc' wjth this senting TI ane year of final_pla RR, r mr d nny�r4r �ynm-nfnl r�n^mrm isska,r .Ppr-eifa'l ee the approval fnr add ifin al ('_`� A,_�lhal,lb-evojd'ed- r2 Garage GeRyern ns.Af p�:epesal- vides—f r4-he-Goinver i8r�-'ef-,I-garage` er-encs ed pas k'gJ. Rarea to GR J't7,-s4i{ih—,.oniiersion wlll A -At be alleyyerl i enlnc;q- ei heFt-he-conversioflvilLnet rnrll,ie the n�YR;ber of enolesed narking mane^ helnrAr thenurn her -required °b� S E-GOde;-kis - Made'-for-Gre-alio-1--ef- irh additinnal en£losed-paf-k4pg-spaees-as4n-ay-be-required4-er4hegieww-tetat FA -under this nndn Plans for a_ n-ew-gai,na er enolnced narking area if r-egeired, all--ac-aoaa napy�`��a P; i 1 and shall b,& cen�z_r tr ted-Genni i__ eptlrr with the Gonne ./1 Parking: Anls inrrea 5.�i1� � �'�.- dire ^Trite au'��$f forth 1 ^hanter 10 of this I Ie. to any GRFA a.rlrlitinn nl lrsl isnt on shall be mot by th applic t. to ropferm to the Ancien review guide4ine]ts sets fG14h in r aptnr 11 of this title A c%_f a� f a sh-a 4-sha4I-be r -en irnrl to meat the minimi Im tewn !an ricraping stlaR4aFds-a-s set forth in Gi^aptei 11 of this title. ,Re�fora an�����iT�1C1�SGA.may ha nUpr.m'ttnt this--s,eo n e staff shall ew the maineance and upkeep-ef-the-existing single _family or tYo_famolydeit�a-n"Ite1 ^Rrnninnto detear msa1irTn whe#i-r_til"Gmp"t-h-ha-baei5i 'e:auideli enc Ne temporary -ertif4G titTe hIT- Gf�ac Pan-shall he issueded for anaRJloGRPA .fit-te this section Until all reguiror FGverneRtcs.tc�-tt^ a�be-siirah ,Gtufe a�n rnm ted -as - 'I " Pity: No PGO' 'a"GOFII�a�aliowed44 shall request mere thap bvo - • • 'square- 0 gross C - , ner shall any appappli ation be made GRFA - Y -pp!iG@t!GRppes- allowableY 7. ■ . •RY single-family-Gr4wo4an4l��]Iing Unit WhiGh has previeusly -- •• -@@ Q• Y s. G � demo/rebu'ld, shall be rebHA without the .a@ _' G' ARdSite mproveme,14 G A ulti_Gam y l)we#1 nrp�Antt._dwe.4.l,i1^+n Unit in _{�"}ulti family structure that m�� hle (`'RRA shall he eligihln for arlr lams nrnc� antial fleer area al�d�'al.+r cn 9rs�lc-Ivrea seen 1�1-� (GR1=A)net to nvnnert a maximi Im nwo-hi inrl�re�. _,f_If-t4� GPF-i, in addit'OR E--G-x4stiRg-0f—allowa4le��r thn -4tn An r anglinatien of su additional G,'R 'A ml icf meet the follr�.winn_cf}tera F" 1SEligible TiFn `--mC-ft-YlYuiYipie family we4ing•I. unit shonll ini"lnfeP arlrlitional r`L?E=A n�irsi rant to this sa, in if it is in exi�#nnrn prier to Novembef. 30, 1995, eF a nleter3 design-r�,-Y{.ei.w_beafd-ai)1licati,nn for the inat id-' 9 �,,,y bl�,�mb1 it -h, eas-bee.1�-aC{ Gepted by - � e depq-�m.p-.Rt de�1/el �n'�"ent-'p'i I�vr'CF�a d. ln-ad4�a' t five (5) gears must h2v_erz passed from the date-the-bujlEiif��ed-a enrlifirate nuf 'FY'``-'��'"`JJ nav��G)C (-w-he1her-t nnor�afy or {l C�"r+ ine--n [-ferhrc��egt-a"ce ifiirroQitie. v� O 10 -x sMEN _c• - x - a_ s' o - (OfAddition E9o4:---&paGe, PF9pesals fGF the -bit boR-Gf4he-e' dd+i-�,+ona (:.C�C�_�A�Tndie-F thisnroT,i ion shall rArnYy—w4� �%'-�i'{�meRts an4 appli�ble development Standards ifn�yarin�ance is required for a nreposaJ it shall he ap reyedl by the p!aee+end-eevironrmental--cemmissi Fseant4e-G4apter- 17 of this titleannlieatien in made in . GFd@nGe with this seGti9R. The pk a ant-m-ust$hfain a 'h Yi ldineA, n nnrmit ithifinal n ena �,aar of nal nlanninn and ��rl�ental mn4fssiGR-,appfeya c^,'zn� supp er-additieRa4-FRF , .4 a44)�-- voide(1: eM. .l!t Z rTrvr W,.r OW I le ....... EAMME .e, - l8-U+4d reviewed fqr-GGmoia T A -f this titles ExistiRg prc-pe #gyre hick-additiOR !"i-" F -A4 s" pFepese -s4a ea ra(quiFed i 11 eTme,o min}m-turn IOWA lonrle1nanlinn standaFds o`sTs� G444 r e -F n Fli TR.I.0 }Iil�. (�onar"] 1'1'S %'a YT'lt tl Yl +l nf+lS a/1[��py.Ae'r1 11f []Vi[�t]rl,M1 b YildiRgn 2Rd sites VVIR-ICII TTIV Ilii dwellings, I Tris OF Sit .1 1. andsGapiRg e mMPFOVeFReRtS trash fang 11�e 1 bermir.n to GYac'rce4—, i f Ge --par- ciRjj,— trt e�4be reviewe444y4he `�icnT efteF4he-aa ppltGa . NG4en4p rar.. ce#4iGat4--ef-+eGGupa.n y—,,h i-be-4-&&ued-#9r-any-ex-pangwf3Fp-9f RFApursuant-to4his 6 tine ..-+;E all_11 Irano oirar� imnreT,amants to the multi—family opine site and hu+lding-have-beeR-campleted-as--rr-eq,uireci —11 ..... L .�..w. www IMA a,,C'�r�li+ini n to indiTrii-1 Ya� 449 -LR to.Ni 9 -poo 'Rg of 9 -RFA sIiCF'1l-be"allowe � multi faf�pil�-dwellinq&—.n' e annliGatieR fnr addi+innnl GRFA shali rnnlYast GFe than tWG hY ondR-- fift, l 4 square-feet-0'f-gross-residentiarfloor-area-peF dwellg-unit-mor- time as all the alIQwable-GRF-A;ar�e,-, gstpiGted--9r3-t#e-propeFty. Wh4apr enteFier additions are nropGse4 tc�-�-i4iti-fen!4-stR.,cA Fre-,4h--ddditi()n 9t -ti GRFA-shall--fie desi ned and developed 'r+ oontevt of the entire str1,UGturc._ .. w ■_IIZZ I.C.I.•_x MZ -_ _0! 9--DemG/Rebuild Net Eligible_ A nY mo Yltinle faMdy stF G ore er dwelling Y snit whish is is -to be 4e -F rohY, IrJ shall ^^t -be -eligible fear-add+ticma4-Gf FA - 11 10. NC)Rconf$ i{ - t �'�ii-�i'�-�^.�71 -tai-t�-}i nrr.i�t�mnn�o StF Gt Fes-WNGh-do noR- nnnfnrm to rlencifir nnntrnlc cha 'Tonal f'_`RFA pursuant to this sent'nn. a a _ Q - p • 81. Q .. _ •- le A fee pursuant to the ni 1rrnnt srhed ile shall.be_.r-e„, iirerl with the annlirati.�n_ nd mans c set fn nd req�u.,rrd�b.se .. n 12-11-.4(; of this �FCi'1&�FE3FF-�� "' plans titer c-, n1I llthe-r-���e-4,RfGff-natiflr-�rnn Ui Fed by the -department of Gen;M unity rleyelnnment to satisfy thr5�vrin_I�_nd-4n th a OU i�T�.r�is_�a�t Nero �. 2.Hearing Set, Netlse I Innn re Geint e a - plet 1- GRCA the design %4ew-boafd-s4al"et-a-d t�nQr a hearing in ^nnnrdanna ie ith subsection 1-2 11 .4 f��This title. The heap ri -sf4nll hn nnniuteri in arrr-� cice with subsection ct+4h15E�f�hinrn�cfsa7 3Qemnlianre Deter, rained-Af the epaftn:Font of nnmmi inity development st fF determines that the csite�fnr Whirh the annlirati©ti-was s ivu orntera _ittd is in rmm�litev r--n-r...♦-Fee- iarith tew.p.. lanrlsraning ants sAe4mpfavement standards -Poco Z e.hvll pf ceed as follows. a.-atiefi l -FA-addittaftg-w-airh IRyelye no-chaaRge to the tixtizerrie of .a. structure trsctlre shall he rey�i-nu,rnvand annre by4he departmeRt ef GGMrnunitfL development.- 4. elis Tt.- ♦ CornpliaRGeR.. - depai4rnenta- pfnent staff detePPRiReS that .aa a ` applied 4--A- SeCtiOn does net cepnplyQ Q _ _ III be isq, ed fer the additional tothe site. p - bi4ild'Rg pe�mit is issued, the it • .w. - • w materialsARdi ?_ • a S-complianGe�.. - - approved.by the depaFtFn8Rt6 - - - 12 • 13 Attachment: B OPTION B: MODIFY GRFA DEFINITIONS AND CALCULATIONS, PLUS NOT COUNT BASEMENTS AS GRFA The proposed text amendments are as follows: (deletions are shown in sf_pk-e +� gh(additions are shown bold) 12-2-2: DEFINITION AREAWAY: A sunken area affording access, air, and light to a basement door or window. FLOOR AREA, GROSS: The total square footage of all horizontal areas on all levels of a structure, as measured to the outside face of the sheathing of the exterior walls (i.e., not including siding, stucco, stone or brick masonry, and other similar exterior wall finishes). GRFA shall include, but not be limited to, vaulted spaces, basements, interior walls, elevator shafts, stairwells, lofts, fireplaces, bay windows, mechanical chases, vents, storage areas, and other similar areas - FLOOR (' OR ARE GRQSC CaGCTIAL (GRF=A)• The tt3t-' s..i,aFe feetage of all levels of a building, a —means areg_u�h .side faro of the Rxte�li�ot , c.-�icrv�'vrn-rG-cfccc , inn-lu6Rgfurring, sheetrocl�pla�ster all fin•shesr Refer to shantnr 15 of this title fee GRi-A rano tieRs-an requjFemerltS foF-GRFA Ga!Guialtior : FLOOR AREA, GROSS RESIDENTIAL (GRFA): The total gross floor area of a residential use of a structure, as further defined by Chapter 15 of this Title. 12-6A THROUGH 12-61-1: Adjust the existing formulas and credits in the Hillside Residential, Single - Family Residential, Two -Family Residential, Two -Family PrimaryfSecondary Residential, Residential Cluster, Low Density Multiple -Family, Medium Density Multiple -Family, High Density Multiple -Family, and Housing districts. 12-15-3: DEFINITION, CALCULATION, AND EXCLUSi©NS: /� Gross Re identinl Cher Ar Defjn The fn ti_-t3Fo�� � rlc,cra°a•-vvr-rcr��LYLFtFie��i-ruzvta a building, as mesa Ired at the inside- of the exterinr ,uel n /i n nn+ inslUd1Rg �,.,r}Tr�..Iu.�,�-r�,Tr.,iU.., faC$�.,To;-��,U�I . .. ,� furmrrg--She.C'l, rock, plasterand-ot-her S+milnr-�RiseW. GRFA shall inr+l„r e but net be limiter+ to eley-Ateshafts anrt stoi,pN-ell-tea'-atepla Vui-rioti-V iii ppTG�'CliCJTGI shafts IC�+TG/ySU a-p� '�aj lofts, bay e - s vent �7,,-G1nd st--T"GL�e_-AttiGS f+YnikaISPaGe and--fo,ofed-or-c-,Gvered de&s-pG-rG�s, t�-�LFFacee, e patios._.,halI also be mall bier{ in GRFA,, uRlless they meet the PFGV1SiGRS ref subseGtion Al er A7 of this aC4l9R.- A. Definition 1. Gross Floor Area: The total square footage of all horizontal areas on all levels of a structure, as measured to the outside face of the sheathing of the exterior walls (i.e., not including siding, stucco, stone or brick masonry, and other similar exterior wall finishes). GRFA shall include, but not be limited to, vaulted spaces, basements, interior walls, elevator shafts, stairwells, lofts, fireplaces, bay windows, mechanical chases, vents, storage areas, and other similar areas. 2. Gross Residential Floor Area (GRFA): The total gross floor area of a residential use of a structure, as determined by sub -section 12-15- 36 below. B. Gross Residential Floor Area Calculations and Exclusions: 1. Single -Family, Two -Family, And Primary/Secondary Structures: Within buildings containing two (2) or fewer dwelling units, the following areas shall be excluded from calculation as GRFA. GRFA shall be ralGulated-by m si iriRg the total square footage of a b "ildiRg as R--tf#& definitiGR —xc4ude nr ,, -t ,.,,.}h heFein shall than be �. t. u�ccx-s '-'�-✓Ct�t7t'tnT dedu ted frA tOtal patios, footagec- a. Enclosed garages of up to three hundred (300) square feet per vehicle space not exceeding a maximum of two (2) spaces for each allowable dwelling unit permitted by this title. b. Attic space with a ceiling height of five feet (5) or less, as measured from the top side of the structural members of the floor to the underside of the structural members of the roof directly above. Attic area created by construction of a roof with truss -type members will be excluded from calculation as GRFA, provided the trusses are spaced no greater than thirty inches (30") apart. G (Fawl pones 2GGessihle thre gh aR Gpe R!Rg R ar-eatpr p twelve (12) square-feet-iR-ar-ea; wit"ive-feet (5') arDens efGeiling }eight as measured from the si ir{ane e{ the earth to the a RdeFsade �.�TI'cra�R�ti+��3'G� AfvG tfYOttUtrkii Qew+h.r•rs A{ thn {IQ{it�rig s c. Portions of the gross floor area of a structure located entirely below existing and finished grade as measured at the underside of the structural floor members of the floorlceiling assembly above. Walk -out type areaways shall not be considered below grade;. however, window type areaways meeting the minimum requirements of the adopted building code may be considered below grade at the discretion of the Administrator. ION 2 40 c. Portions of the gross floor area located below the first story of a structure, as defined by the adopted building code. d. Reefed OF GOver d d I r.n Ghes to FraGen patios er- Similar fealufes-oT-spaGes with RE) mere than minimum epeRiRg of not less than twenty five, p9FGent O e er tV--tVf-tyy� nhr-. (4 4f) ir9 height d. Roofed or covered decks, porches, terraces, patios or similar features or spaces with no more than three (3) exterior walls and a minimum opening of not less than twenty five percent (25%) of the lineal perimeter of the area of said deck, porch, terrace, patio, or similar feature or space, provided the opening is contiguous and fully open from floor to ceiling, with an allowance for a railing of up to forty four inches (44") in height and support posts with a diameter of eighteen inches (18") or less which are spaced no closer than ten feet (10') apart. The space between the posts shall be measured from the outer surface of the post. 2_ Multiple -Family Structures: Within buildings containing more than two (2) allowable dwellings or accommodation units, the following additional areas shall be excluded from calculation as GRFA. GRFA shall be calculated by measuring the total square footage of a building as set forth herein. Excluded areas as set forth shall then be deducted from the total square footage: a. Enclosed garages to accommodate on-site parking requirements. b. All or part of the following spaces, provided such spaces are common spaces: (1) Common hallways, stairways, elevator shafts and air locks. (2) Common lobby areas. (3) Common enclosed recreation facilities. (4) Common heating, cooling or ventilation systems, solar rock storage areas, or other mechanical systems. (5) Common closet and storage areas, providing access to such areas is from common hallways only. (6) Meeting and convention facilities. (7) Office space, provided such space is used exclusively for the management and operation of on-site facilities. (8) Floor area to be used in a type III "employee housing unit (EHU)" as defined and restricted by chapter 13 of this title. 3 G_ All er pa 0 IV MH M!Wff i-rt=:gra r. :-. csr.-.�rs:srsiirar=►".s1zrsaA�r's ��rr�rc�rr-3r-r-� s a ae ri OyerlappiRg nfninA ays within a accommodation unit nr dwell+n"f4ff skull-Only-be-GOURte44t4-he owest-level. e. Attic space with a ceiling height of five feet (5') or less, as measured from the top side of the structural members of the floor to the underside of the structural members of the roof directly above. Attic areas created by construction of a roof with truss -type members will be excluded from calculation as GRFA, provided the trusses are spaced no greater than thirty inches (30") apart. twe4ve4-1-2)-square4eetAfi-area;-wit4-#weJeet (5 er less of ceiiin height, as measured from the ni irfnnn of the eaFth to the Underside ef-ssttr-uctural-floor-memt),er-�e4loorlceilin"ssembly above— f. bove- f. Portions of the gross floor area of a structure located entirely below existing and finished grade as measured at the underside of the structural floor members of the floor/ceiling assembly above. Walk -out type areaways shall not be considered below grade; however, window type areaways meeting the minimum requirements of the adopted building code may be considered below grade at the discretion of the Administrator. or f. Portions of the gross floor area located below the first story of a structure, as defined by the adopted building code. g. Roofed or covered decks, porches, terraces, patios or similar features or spaces with no more than three (3) exterior walls and a minimum opening of not less than twenty five percent (25%) of the lineal perimeter of the area of said deck, porch, terrace, patio, or similar feature or space, provided the opening is contiguous and fully open from floor to ceiling, with an allowance for a railing of up to forty four inches (44") in height and support posts with a diameter of eighteen inches (18") or less which are spaced no closer than ten feet (10') apart. The space between the posts shall be measured from the outer surface of the post. 43- C. Additional Calculation Provisions: 1. Walls: Interior--walls-are-iesluded44+-GRFA-oalsulatieRC,- For two-family and primarylsecondary structures, common party walls shall be considered exterior walls. For the purpose of calculating GRFA, one- half (112) the total horizontal area of the party wall shall be attributed to each dwelling unit. 4 0 2. Greenhouse Windows: Greenhouse windows (self-supporting windows) shall not be counted as GRFA. "Greenhouse windows" are defined according to the following criteria: a. Distance Above Inside Floor Level: In order for a window to be considered a greenhouse window, a minimum distance of thirty six inches (36") must be provided between the bottom of the window and the floor surface, as measured on the inside face of the building wall. (Floor surface shall not include steps necessary to meet building code egress requirements.) The thirty six inch (36") minimum was chosen because it locates the window too high to be comfortably used as a window seat and because it allows for a typical four foot (4') high greenhouse window to be used in a room with an eight foot (8') ceiling height. b. Projection: No greenhouse window may protrude more than eighteen inches (18") from the exterior surface of the building. This distance allows for adequate relief for appearance purposes, without substantially adding to the mass and bulk of the building. c. Construction Characteristics: All greenhouse windows shall be self-supporting and shall not require special framing or construction methods for support, with the exception that brackets below the window may be allowed provided they die into the wall of the building at a forty five degree (45°) angle. A small roof over the window may also be allowed provided the overhang is limited to four inches (4") beyond the window plane. d. Dimensional Requirement: No greenhouse window shall have a total window surface area greater than forty four (44) square feet. This figure was derived on the assumption that the maximum height of a window, in an average sized room, is four feet (4') and the maximum width for a four foot (4') high self-supporting window is between six feet (6) and eight feet (8') (approximately 32 square feet). Since the window would protrude no more than eighteen inches (18"), the addition of side windows would bring the overall window area to approximately forty four (44) square feet. e. Quantity: Up to two (2) greenhouse windows will be allowed per dwelling unit, however, the forty four (44) square foot size limitation will apply to the combined area of the two (2) windows. f. Site Coverage: Greenhouse windows do not count as site coverage. 3. Vaulted Spaces: Vaulted spaGes " are not T nGluded mn GRFA GaIG611 tiens. Vaulted spaces with the potential of E being infilled and used as additional floor area, as determined by the Administrator, shall be counted as GRFA. 4. Garage Credit: a_ Allowable garage area is awarded on a "per space basis", with a maximum of two (2) spaces per allowable unit. Each garage space shall be designed with direct and unobstructed vehicular access. All floor area included in the garage credit shall be contiguous to a vehicular space. b. Alcoves, storage areas, and mechanical areas which are located in the garage and which are twenty five percent (25%) or more open to the garage area shall be included as garage credit. c. Garage space in excess of the allowable garage credit shall be counted as GRFA. 5_ Crawl and Attic Space: a. Crawlspaces created by a "stepped foundation", hazard mitigation, or other similar engineering requirement that has a total height in excess of five feet (5") may be excluded from GRFA calculations at the discretion of the Administrator. b. If a roof structure is designed utilizing a nontruss system, and spaces greater than five feet (5) in height result, these areas shall not be counted as GRFA if all of the following criteria are met: (1) The area cannot be accessed directly from a habitable area within the same building level; (2) The area shall have the minimum access required by the building code from the level below (6 square foot opening maximum); (3) The attic space shall not have a structural floor capable of supporting a "live load" greater than forty (40) pounds per square foot, and the "floor" of the attic space cannot not be improved with decking; (4) It must be demonstrated by the architect that a "truss - type" or similar structural system cannot be utilized as defined in the definition of GRFA; and (5) It will be necessary that a structural element (i.e., collar - tie) be utilized when rafters are used for the roof system. In an unusual situation, such as when a bearing ridge system is used, the staff will review the space for compliance with this policy. 6. Primary/Secondary Units: a. The four ho ,nci -Lt twenty five (4 251 -r -r -a) ssgF-foot credit per ,reit shall Applied to ea nh i in4aft,_r4he-sixtylforty (60A Y ` p4t F as— beenr-al-�airutated-t e. }t�4--sernndanr snit rball I l r"ed to 40 pe -Rt of total GRFA plus 4,Q5 -square f b. On primary/secondary and two-family lots, GRFA is calculated based on the entire lot, A. P rrpese• T�4e4-n+ef4)-F-rerv-rE�c)p-se- tGR—f- aptar nrniides far flexibility apA4at4tude-Mth4he-se of iRterier rn Ges.-yAth{n existing dwelling r inifS,_;h-at-rneet or exceed the allowable r�recc rac F r area (GPF Q"S v•rn� i��hc ��..,...eRtia!"Fleercxrcu"��.--s��: �� ach h+evert r�__� o�r wing fee the nnnercinn of exf sting in ep s ppr�_cy,U(� veh-ar'&' vaulted a rl#.d `S^n`�nln`eS nFawlspa G_ , 4—othe .Ffi#n fleer aFea nreyided thabutk and mass of the b iildiRg is net increased This pre on -is intended to existiRg-homes-where re sidc JreeTn-rcrrrdesire to f.xpand the amw.,}urs+ of Ysabl,-. pace -4n the !�i#nc4q-Gf a heme. Th +�#"cniwn- alse that' rnrnpel4y GWRerc have Genoa i to In 1+1ho_ ,t hr rildinn norm itc Thic p,, ��.,y �IT+.J1T'Q"G%iGd•"lT rter�Q�Til IV pf-a R-'is-atso-tntenck--d e -r -ed Ge the eGGHrreRoa of in+erinr building activity '+hn It b, iildinr, permits and the,TMby-fu 'cher nroter+inn tha�iealtla safety, and w l#a re--o€--the-cei# 7 R• A L fi#'y�--Singe -family ♦wfamily, nri ry/ eGepdapj nr �a roily dwelling units that meetnr eviceed allrn Arabiaoff.-eligible te make ,Si JR5-pr-ovided- the-f6l!G a --r'3' 4 i ;#;feswelling-un4-shah{-be elinlc r.c ibletion-add IRFA,via teriOf-space ee�o t] Of inr7 nr allnrarai�l� ('C?FG include-riff-S-uGh �„`''``���� �. IC''' revide�that such GRFA eR# co_n jlies,_vvi#"-hestandards nrrtlined here-*'-. 2. Fz—FoF �urpose-of-Ch'is�-tier,--e istin ur4shall mean nor+ dwell' la_u4t4 itlt has been cenotneeted prier to Amar ret_5 ,997 ori bac rer-eived a certificate of r.�-�n-ccr..c�-�r-rs-n�.v� }r.�.,�....v• - @-�is+�v--r�cr�rr-c/v� ,�} ecrrIpanrr+ or -, has h R4ss{i in�ir4io�to-i�ugust F• 199"or ha�, i feeeived��r4-de iris review heard ar prerral Fie tar to-A4g4st-b rl_99� 1, NG appliGatiOR to add area-pursua#to this sestivn shall-ne made-aR4 suQ—"ime- .s -a +h,f--a ewab"�F4 bac _he&R cnnctrrinted nn +t_, ane r#r+ e nn cr--r-r-rrc+v -v - vn�.rn�vrc cr o� iii 1�'�-pr application is nreSently ne nn w44 the a_ lice -rrry--pcf�di�ri�+© /�;�,, ot% zr-,z„c-c+pl} area that utilizes ak al }wabl..�- - RF-A-_the-pr-Gpehy: 2-.Apnlinn+�nV to add {leer areap irs aRt to this rn�s nt� hallhe constrrrnteri r stili_inn the floor are�nof uolume- t�i,�b��b.i.r�t�i�{t is,4^. existe _tn August . xt&4 a rte it n b„ilt ef+ar the 7: l�ieiA�S rtTatrrTcmutkifeCr-very.-or+ i errs. effee-ti,re date hereof will not be elm srble_fer--{�tf fi� nve'rsions.0 s °rvif^-rhr"vi_ floor a ea -Gal be 'Rene sed I I idef the pFevjs. a.-, ..f thin rnrtinn--iRctudR the GQ £?FSIE3f� E -'�Ft #f� # ..Innann to rvCAFA_ 1�,ie additiOR Gf 1Tse 0 within; the i-ai 1ilrliRg VVI Yme of thex4S#+f o iilriinnand the nonvnrni -o of other eX}S.t i�nFiGr n�Gss e c -h ^c Storage areas to %"17_t.F=1_r -Uild4F)gS, hGWeVeF, SUGh modifiGatiGRS shall 11- - -s a a -a - • ._ the ' - G . G L aG 'Gfe-thaR4wo42-)-vertiGaI feet Of eXhStiRg- exterio. - exparlSiGR ef existing reefs gradiRg may be permitted in Pr. The exterit -Q .Q be '* 'm Q Q Q e .C._B -Q - - - a building-Gede—.Examples of exterior . r r ..A.rO.re-a-se building bulka- s -eto, the addition of as •• m • ss on4R--Gonjunction with Prierof rStaff or the design- ••• msm - .Qs review beard sh-All fiAd- that they do se the • - Q Q_ - - Qee s o a . ■a sloping roof of a.haViRg Vet.Gal sides e s - - FGef, PR WhiGh the total GUmulativelength of ther r• de—sdees • r (SEE FIGURE: DE BC)OK-QN-HL-E-A^I� r�c n>=�Ir�t 4. Proposals for themAli +e RtiGF GGRveFsi9R GRF—"ur-�44Ma4144 section shell comply swath all town zei4i��J `"'G,tta-n, aryls and applicable deyelepment � �� devel@f m1 staff nn forms provided his the department Anpllnat'GRS for interior nerlyern'n tosingle family two-#amity,--Fimar-yiseC-ORdary-er m 4T , dwelling i snits Ionated in a coca deyelopme.rit4rtrir# (S"DD) pursuant tnt}sic Hew ever nrenertiec iw 4h GQFA restriGt'ons recorded nn the} plat for the dei eloprnen# shall he ren4 elated-are`ear4ipgt,�i+4hE,-�ilY�-i-�e,StFiCtions i �nlocc the plat 3-S-F�}@{lified to remove s�UGh Fe St PiGt*GRS. In`3i�ihe property ' mmnn /_ j ���i"�E'f�-F€�-E6lrnrrrorr (GGndoraiRm lm aS5@GirabO r � F.7uLi -iv driveways, AIR parnnls or r' m—Cels __}uplex. sub-cl,tvis4ons his coiner of example an4_Ret4im4atinp , iwr the rittnn ap iwa al-ef the other prnpei4y ewRer, nners er applirahle o winer^ ^Giati9R moiall be req",ed. This Gan he-eittw- �he foFM Of letter of-appFthe.lion The pin Rims staff will reyin�..i Q a - t AAMW fhic a !• "! S S•!- ! r- AppliGaRtS Reed" - se that staff G r + a • - waw w • � • $ • • 3prr)po ala deemed by the department opmeRt—,taYt-lo--be4fl- e i N" z-oniRg-and--deae4$ t �t+eR-s-shall-be-appf8ved by4h"epa ment or- sbaWbe ferwaFded to the design review rdaRCe it thus title. PFeppos-aa ©c.med le not nr�m�sT�rifi-. thic cortinn nr �r'�nlir 3iZlo_��.t�n� and„deyelepmeRt rani la ieRS 11 ham-deni a WPGR reGeiving aPpFGVajS puFsyaRt tG thiS a -Q- - a- a! seGtiGR may be appealed by @Ry .• ! ■ os WA A. Purpose. The purpose of this section i eprovi dse an irld Gement fez ro" a upgradiRg-of-existing-dwelling-units-which have- in-existenethan the tewR far a period of at least fye /51 years by pe Fmrri.tilrtg_the addition of Lip to batt) hundred-4ftyr--(2-50)-sq rare -feet -of gross-residuetial floe: r GRFA)-to-std dwellfn-tQ&,pf4vtded4he criteria suis-section--a'r© met This nor -tion (innsn�.n,�f_PR_sr�Uea-arh sinrrle-farndy nr two -far 'tily rlWnll;Rg i snit eGated- within -the town-at-a4d+t4enal �drWrl fifty (2 0) square feet ar4d prGpE)sals for any addoti ns hereunder shall heY reyinxare,�oseiyf-wffith respeGt $n ste-planning- v�'rSriar T�- .�-[�a fr--v .'�'l �. tiT4r�r-c. . l �" t' lrepaGtsty-adjasentipFeperttes-and-appkleable to develeplmeRt steaid;ds. The -(250) square additiGRa 9 -gFGSs residential floor area tny� be -granted G-e-x4t��trrrng-strgle-f�e}'i4iiy�wel4Ags ex'intinn t ere_fc roily and-exi- t*ig J multi f 'rnf o e bsa-reque ted and rrraAed4'R-more' rano no inr+romon.�than an tiara uRdr-ed-i ty (250) nor a%4eet-. Upgred f an-existing-dwelling--unit-under this araban shall i nolude additinnn theFetn nr 4ble-fer addf tie44al-gassrreside-Rtial-#leer-area- 'iy-Dwellings. a nglc'ai-fes il"r-� fa4r4y+ dwe4ling-44pit--44atl-be-eligible-for-additimar,al-g gross Fesidentia4loer area (GRFA)— got-to-ex-c-eed-a4-aaxlmun—i itty, (2250) square feet of GRF-X in add4ieR to the ex'stinry er ai Gwahle GRF f site. BefoFe si Gh—additional' �\r'� /��������_.�1 e er-tbe .,r<e-QII,�� .� l+RF ran be g F1�4 siunn�nle-family'-o 4inq-ilr)ttshallmn-i rr e1eett c f6lowing-Gritef4a= ' : :- Nl. .. .•. i 1995,Gomp- desigR reviewboardww fier th4 s. .. r h. yw ., r. passedyears must - e.'ly dwelliRg GF twe-family -3 - - 3= L L.dwelling L ,e the Sp.,. _. de-r-t4i hall GoMply with all town ,rAW&r§-,re-AV4FeMeRts and appliGabledeve opm6nt standaF4ds. the plaRRiRg and er)ViFORmental _ .-PUf-SuaRt to Ghapter 17 of this fitle befere an appliGatiGR is made permit .j . finalpianRiRg and eRviF9RmeRtal GGMMiSSk)R approval * L sl4f-�'--Ir—�erc irr-�xv'i'�-o rcna^ arage- ea- tide CORve cion-YAll RGt FedWGe4ho_n —kers f a-.GlGsed—p rkifig-sipaGes- bele,+the number re q i this eedei h1 o isien is made fer nroatien of Tcgcrit't�-�'�- �-v-Tp��rrJrvi-r-rT r�cevc-rvrvrccrrrc�r-r--vr s, -rh a rid Wona4 nc�`J n L,n- - s maybereq-,. dI=-e��e�*4eta% GRF uRder this rede Rlans for a Rosea garareea orvr ov`rarvivsed narking area if re qUi�, Fe_4g,i-GGOMP ��,he♦�.--r%liGmfi0R Linder this ._s r tion and shall be Giti't'ttte G3o R rrry i e n . (ease--�"afkiRg-Fe+r4ements-as-seI # if; GhapteF 10 of this titl"ue-to ap,y ( .RRA addition pursuant to this seGtien Shall hrmorn appkarlt. 5.his--s2GtiGR-snail Prue--equiiF L -d tO-r3OR Cguide4Re,rs sif4e-famsly eF tae -fame y-4 Yefli t fGF WhiGh e-add+fieR4plapesed shad be requireda�dsea�g-sfa ter- 111�is­4ftl"efore aRy ardditienal GRRA may b&_pe mnzc44R-ae'9FdaRGe with this section e staff s. !f-rev+ew-she maintenarise-arid-ugk-e�he-ex-is#4eg. siegle-#ar- il8-family dweiliRg and site inr.li dinrr lanrisGaninr to determiR whether they Gem nlS r -w th-the-designr,--Fevte-ew-guideiines, Io- eafiporapy--c-ertifi%-ata Of -e panrea shall be Issued for aaa*y-expa-R&io r antil all required i ri oye men's to the site and nrdl tr acture have nurse Gemr�leted�sJ iT['�rV'-a-ciT B-f�>rr'[ LG] t�T�i" TiCG fT� �n P�[P�c ,App,.,yam e�ntial floor area hall hem ie • l+sale uT�nul nvv r�Or cca--•sii r[rn-vc-allowedT1 ffin il �famil rir-�o_fam�- Wrr c s ellinnits Ale appliGatir�n fnr additional 2RF=A she4,l rorsi it 4 "mere th,a,e_two—hundred-fift-y-{2-54}-sq-hare-feet-efrgiv—esidential- f-GG"Fea_pe th r eir famihi dwelling, ger shall aRy ap N be made r-a-dditionaVG FA,-esti#-st4r—h44 leas-ala-t�alic wable has -bee serlfly 10 per) �aai-FFA that GItiG+yes alb allr.ya-able CWF?�A fnrtha PrnpnrFy- �e-T�me-Grant:-AR_ —,iR -f_ mFl1-er-two fa,rn% dwelling Unit Whinh has previously ly- been granter) nrdrd i#ibnal-GRF-A-p, irsi cant to this section anrt is lFeb iild shall be rebs lilt wither h the additirtnal GFW4 asVp eu. ly uem-on�c-i ev zrvr�errearer� �e.��. approved g-Neer-leenfom�4ng-Structures-And-S+,te4r-nPreyernents: Ctr tnti frac myhich ria not Gonferm to density- nentrols shall be eligible far additional r`_RF-&uaRt-#e- his s-ebtiGn- Multi-Family-DWel4ngs: An�r�_�y dwe�4iTwg-u4ri 4r+1 a-multti_farmilieTm� ntruGtHre that mun^ie. a4ewablTshaallbee4ble-for_additinnal gross residential flnnr ares (VRFA�not-iG-enaeed a maximum of two huridred.-#+f#�(250) are feet of �_L7F in addi#inn to the existing or nlleya-a,b,le GRFA feF 'V]I \e A, n-�ppkGa}{Qa-of sur, add tiGnai-G - A414��y�t fha f.�"9Wing GFiteFiaz i t t tai Y e Frames A mi r1}role-family- dyn-el-ling unit shall be eligible for additional r"_I?l=A pu. Tian} to this _sectJ On if it is in existence prior to Ne,f��pmhpp,r t7--C-� d-ttr as c�ormPlyted design reVieW hbG Fd-tapp! G@tinn far the nrininal GGRStrl yction of said unit has h { d by the departmept of cemm�Unityr eei�Yie��tcc� o�-c �QcPur-n-rrcn � , .� dev-elepMe ' _at least fix (5) y ea Fs me -rust have passed from the date-the-bw;ldl�a.-s ad a oorFificate Of oGGupancyr (mother{t,,empeFary e� fina ll) er in the eve n nr�rFif to of n�L�p nc-y- d+.�.c net r-equired-:fGF-use-se--of-the-bufl'�i Kj-at♦me�lme-of nr�mnletinn frern the date of r_Zrir_ iRal e nem lotion nerd once Inanny- of the h, gild ? Use OfJldditiennl Clear Cpa�ne� P—Fepesals far the i i�iilizaflen-nf thea it��. ��c+p�/5ovr�-svu}rcrv,-.cE,--rrvc�r�r.�'r-' I + GRF-A-u-R�er-t,his-K4)-vi&i�-sha I__enri'�pt�llh all town zeninn requirements and I annlinable deyelepment standards. f�__Varia IGes rani i iires�fer-a-pmpusa�, lf-shaR be-tappraverl by the nlanninn anri nHan# to nhaptnr 17 of this title before nn appliGat!OR is F lade in aeeerdance With thFS,—& cfion—.,The applinant mi ist obtain a b lilding Permit Within ,one yrefinal ar of nal plRing a efwif-Gp.mentaJ--Go fl R4S-Sial approval for ardriitinnal GRFA shall_be vo'ded. -PaF fir) fea CBri PFSior3S-F�Or lGriS C)f-avis#inn anclasorl parl�}np �m4aa vnvrni-VP-rim to GRP.A lender sv s✓.Oo[`ronn if there i RG less of eA ting en--Gse4 parking -spaces-in-said-emiesed-par44 n -area. " ' .es ... .- ulde!;Re (;vGM P'i@RGe; Review: A11 grana&a}rrander this sertinn shall be r-ev.iewed-46FiaRGe with the dGSi.�nna�r�)f1�av- .-+iidr�linos as cep} forth ip oh�e�� 11 of this title. Existing nrrtnarj+e&-#opwhieh additional 1;G FA= s_preposed ,ha4-.'be req-Nfed-tp4g-standards as sat forth in chapter 11 11 ef4klj-,-t#4e-.ene-r-a] naa ,,a#eekGf-existif4g-bu4d+ngs-and-sites FRrlt trlinr-t the ms ilti_family dh lli ig- Iafmdsc-aj f4Rg er site n tmprt"��1 '�'t,`Rts (i.e.,� trash 1a64t 't , etG.) shall be Feviewed by the s__ af�hn nnr,linntio is ',ade-fC)F6eflfGR:R3nGe-t9-said design rey.e ar ni iidelinnn t�Yo teMPC)Fary r"..ei4if'Ga Le of .nc.^upanG s 11 be icci tori fnr aRy ovnoncinnl}of ��j�� ','E ifroa ant4o-thi.'s S Gt on "tnfil .all rnyur red irripr-0vetmi-'r nfn to the mt tttf a'r-`n5i .d WelliRg site and building have been_,ompleted as red h` Gendnminii tm Ac . AR app4Gatj9f4-fGF addi' io RalY]'r-vi -�d .c'srhiari' be made eR behalf of .. ..h Gf-th d -M ual dwelling uinit n. enc by the GondorniRium-il4v.GGma+iv^ ^.i Sim l•'r goyernin.^g. woody. ♦ a w � ♦ .e e G - ► a aee � ♦ e -'J OWN Mw Ism ' ee s' al RION- NOW ... -e G IMIN a s ■ � r a . 1 ■ . ■ ■ ■ - - ■ 1Q. -P�e of fnrm #fec+ � o rag n Ike+4ef#s-Structures-which--do-not- t+nnfnrm to rlencity nnn ba4I-be-eligi-ble4orTaddTi+n„ln'lt GRFA pursuant to this se8tifl f t. D. pKeGedufia, Application Gw made '+ a 's e A-SISAUGA-Atin-R) orjoint"44-etheF property ev.lne.rs as driveways e weImill r ur�uaf.t +re the nt trreRt sGhedule shall be rent tired with the r nnlfGaUGR_ h Infermn#inn and plan ..;. s F4h and red-b-s-1%Se�#%i'71'1a+.,�"YvTt W& title. - 2—.Hearing _Set; NntiGe. Upon rnnn.int F etn nnlir�atinn fnr+-+rlriitinnnl -�f-��r'�},i{�t}il...riea o�.per�zrm�--rv�vr�-re7r-ror G RFA the design rl iyinty -hnn--Afd-shall"set-.set-f r a hearing in_ aGCC)rrinnne seri#h 12 • a. ❑npliGation fer (_PFA arlrlitien wNoh inv e Ive pn nhug N- .Aeri�_�or f ,s#- c-4ufe nhn &vi&woand p�y4he de-deof nnmmi inity development Y J %1 App l ications for illRF additions-involvi exterior GhaRges tri a bi iddinn shall he�,ee,Tti' an,iapprc)yed by the des 4n r-&vk-�ord_in-;�eeorrfannny y -I the prodisaens-aft#is-section- 4-l-,ompliani-&-R-eq-uited.-YF-the-dep rti eF4-of--corri-m- unity r%yelemeet St@# determines that the site fryr Whish additional PCA is a.p,pl'ied,._for purq_�.��o-th.F& crGTGn-rRa--rti.J-rraGlSZi-rc-ac rL�vrrrrrtv c� � rro aI"N Y"�" fen .^leen net Gnmol.y-with4n "?Iriium—town ld-ndscapiRg 8F site `'ta-^,vear-c� preyided heFei . thea pliGant wall be yr -'red tnrn bring ng the-si a into n.)nliaRlGe y"rr at such standards-�bfe ^-any=.suGhJlerrp- rare nr permanent certificate f GGGHnaneyi Will he iss� 4n,d �f�or the additinnnl GRFA added -the �rs Before any bui l{�lrig-pei-m t i&4ss{,.��.,d-� he annl siI; ali-si.lb 't apprnnriate plans onrl mateFials-iRdiGati{��l-lew theme will be brei gh.� mfAan{-e with sar�t WR m-nl im s�t�randards, wh;ch plans and- m.atenshall he rey'ewed by and app.reyed by the department of nn 4:r+urHty develeprryent K Building Permit: I Ipep roc-eiy+nn the-Reee ai e ary pprevals nrs{aa#-to_ his' SeGt�inn the annliraT-1-11-11r.r• nro.oed r�iith o<Secring of a building permit prior to beginning the -construction of additiont` t -GR A- 13 Attachment: C OPTION C: ELIMINATE GRFA LIMITS IN THE RESIDENTIAL ZONE DISTRICTS The proposed text amendments are as follows: (deletions are shown in &tr-iki-- throoghladditions are shown bold) Article 12-6A. Hillside Residential (HR) District 12-6A-8: Density Control: A. Dwelling Units: Not more than a total of two (2) dwelling units shall be permitted can each site. . C L •• s -s �� addition-tG4Ae-abeve; four -hundred twenty five (425) square fent of gross ren tl- 11_f GeF area /I'-'17F=Ai ha# be permitted fnr each -all it, -9n any site GgRtaiPiRg welling-units,-ene of theunits_ -shall not twin hundred (4 90) nna,nre fent of -exceed-one-thousand-s� , ��r � cc s-ubdivided-or--seVd-separately--from--the-main dwelling unit This unit rpay be integrated intra the main diye"iog unit or may he #eglatedvt emr, s#ructureenfin�hn main �n�,+amu choir rant hn n nnnnrn f, n F-eesta inn etre nfi ,rrs Article 12-6B: Single -Family Residential (SFR) District 12-68-8: Density Control: A. Dwelling Units: Not more than one dwelling unit shall be permitted on each site. Gross Residue Igor 4rea- 1. Thp fnlln,..i-g . --s residential finer area /i%°C7Fd 1 shag he p er.mittea ori each cite, a—T-ve�nt�e-{2�}�squ e P; f4a; floor a rem f-1nnnh nine ham rundr ed -(409) sqire feet of the f-irnf we4�- SStttrrdrsc`I{-i iv ",{,updre b Tep f�,a,ross resider�ta� (leer ares {'�cr, ^ �iaGh—one—hundred 40 - ran Gyer- fine��✓& {)�—S�a�e—f$2�-B�SiteTa'`r�e--��-r--r,. }} ,ou nd five tr rvr.- sarrn�-r'rc--rra 3. B. No single-family residential lot except those located entirely in the red hazard avalanche zone or the flood plain shall be so restricted that it cannot be occupied by one single-family dwelling. Article 12-6C: Two -Family Residential (R) District 2 12-6C-8: Density Control: A. Dwelling Units: Not more than a total of two (2) dwelling units shall be permitted on each site with only one dwelling unit permitted on existing lots less than fourteen thousand (14,000) square feet. �v' -Cr vs� CJn niriGYi't�a'f-F--lt7lJF�`1i�.L� r revev 7. tti?.n"--rfoilewing nnn rnnirican iy{ geer area /(,i7cL51 jhnl c permitted on eaG. sites a- Twenty filro / -5)-sq4a�re4-en-- � r -os--;- dentiaI f4seF-area' ir�r each erreundror9)gare fees nfti test fi#teef r�11 square-#eet-of s4e-area; ph4& p ran eaG �r4dr-e fifteen ecsarad-( 999} -scar nOt to eXGe9d-thirty t- Ghsp (30,000) sqi ra #ee -,of site area plug G-1 fVP FIga re fPPt O r$s$ r�tl[il flab re (GRFJ{ ) fn - on e undre -square- t of--�ea r� of-thidy sand-(39�9}square-fe e�- In t�ar� �ery��y-f+ve-(42ll�-F1 c ar f„�gross€e-thek�e,-fhur�dre-fig itte.'. f gross res id .li ntial-fleor�Fe C�--(GRI;A - l'f�hn '"fe each-allowabl,- dwellin it- B. Employee Housing Units: Notwithstanding the provision of subss subsection A arm --B of this Section, a Type 1 employee housing unit shall be permitted on lots of less than fourteen thousand (14,000) square feet in accordance with the provisions of Chapter 13 of this Title. Any Type l employee housing unit existing on or before April 18, 2000, shall not be 2 eliminated unless all dwelling units are demolished, in which case the zoning on the property shall apply. However, an existing Type I employee housing unit may be replaced with a Type Il employee housing unit on lots of fourteen thousand (14,000) square feet or greater. Article 12-6D: Two -Family Primary/Secondary Residential (PS) District 12-6D-8: Density Control: A. Dwelling Units: Not more than a total of two (2) dwelling units shall be permitted on each site with only one dwelling unit permitted on existing lots less than fourteen thousand (14,000) square feet w r r r w�• r a � � r= - a. Tweptty five square 4eet_-ef--g.&Tepi 1GQF-A) for a r' r, n i rrPdTe.-d (400) square feet of the firm h4een- 11 -- qua re -feet -ef site -area plus e Rl RAR ww r _ �w • wA _ wr G dive /F -,b /GC?l-/i 1 fnr ar ,�hup re d /11 -Ir" square feat e f site area in ovnare4 of Ihir-F�r (30,000) square -feed 2. ln-ad4Ttien to-the-a,bigve, fs44,--hu4dr-F,�pty f4,e (425) qr :;aFe feet--ef gross resirdeptiai 99or area /%'ni=/l1 shall he erniffed fnr each aIIe4Yabk {3welling-df;4L. ,07 B. Employee Housing Units: Notwithstanding the provision of subsections subsection A ardd—B of this Section, a Type l employee housing unit shall be permitted on lots of less than fourteen thousand (94,000) square feet in accordance with the provisions of Chapter 13 of this Title. Any Type 1 employee housing unit existing on or before April 18, 2000, shall not be eliminated unless all dwelling units are demolished, in which case the zoning on the property shall apply. However, an existing Type I employee housing unit may be replaced with a Type ll employee housing unit on lots of fourteen thousand (14,000) square feet or greater. Article 12-6E: Residential Cluster (RC) District 12-6E-8: Density Control: 3 • A f ro sResidential oer dre . Alo-�-erot—rTmTvret�an t�n+err-ty five (25) �T square- feet—of-gross—re ideptiar floor area (-GRIF-A-}—shall—,fie norm itteel fr,/ir each one h-rrRdred / 4 l rrrrerfl f n# n{b iil.-lnhln We, a r ded I'fgj'' avetf that V�nmil�r rsnrJ finrr-._fom� i}l�,r riiara lel i)n,� units nnnntrrrnted_iR-thee roC,� siPeetia! Gk�-s q�iatr-iGt shal--be-eintiged to an additional enter five (229) nor yarn treat of rvrenn residential-floor—area—((;`RFA) rear nnnefrruGted r-wel'p"Rit_ Total density shall not exceed six (6) dwelling units per acre of buildable site area. A dwelling unit in a multiple -family building may include one attached accommodation unit no larger than one-third (1/3) of the total floor area of the dwelling. B. Exemptions: All projects that have received final design review board approval as of December 19, 1978, shall be exempt from the changes in this section as long as the project commences within one year from the date of final approval. If the project is to be developed in stages, each stage shall be commenced within one year after the completion of the previous stage. Article 12-6F: Low Density Multiple -Family (LDMF) District 12-6F-8: Density Control: A. Gross -Reside ial-inn /1 .'Alnf mnr�Fh nn fhirtsr /'�L'�T`' 'r,�' fent of nrenn esideptinl floor are GRA4) ch -ell be em7itte z„_. fr9i: eaGh one lsrrn rro4-0 Q�__s_ ,`�`f#e—arf?a�• r-eyiderl however, that cine -af tl c,oa trueted hi -the -lows -deers yr ice. ^t diatriG#_shall -be-er-rtitled to nn nddigon nlfide hringr o aranty �_ye_/`77r�) sgf4aro fent of errors residential l f oor area /GRP ear nnnstri intari rien,ra rlinn-unit. Total density shall not exceed nine (9) dwelling units per acre of buildable site area. A dwelling unit in a multiple -family building may include one attached accommodation unit no larger than one-third (1/3) of the total floor area of the dwelling. B. Exemptions: All projects that have received final design review board approval as of December 19, 1978, shall be exempt from the changes in this section as long as the project commences within one year from the date of final approval. If the project is to be developed in stages, each stage shall be commenced within one year after the completion of the previous stage. Article 12-6G: Medium Density Multiple -Family (MDMF) District 12-6G-8: Density Control.• 40 A. r9ress Residential iC`IlnQ�n rTAP"lra �+• Alnt rnnra th a�_�hiXfj,r {�,[ �� GY7— rvvllTriar'C+ J . square feet of grass re sideptial floor area /GRF, l 1 shall e �,r,—, y., a^crJ.� rc�Q vvr f,, r'"-r�-riittedAf w--eaG-t-one-h{i' re feet of bL-A S�tei' 151 area, pr ,ided, however, , th t ingie-famity-and two fam;r 44g ern &PstFutte,d-i'-the- e—dium dee& tai esidepti7l dis4:irt chill ha &Rtiged to an additional horn hundred 4yeptrr / five . 2 �)Sg r..cl-Uare 1C_ of gross resirdantial flnnr area--(GRF— ) r�naF DORS" dwell, ll, unit Total density shall not exceed `'xceed�e��iighteen (18) dwelling units per acre of buildable site area. A dwelling unit in a multiple -family building may include one attached accommodation unit no larger than one-third (1/3) of the total floor area of the dwelling_ B. Exemptions: All projects that have received final design review board approval as of December 19, 1978, shall be exempt from the changes in this section as long as the project commences within one year from the date of final approval. if the project is to be developed in stages, each stage shall be commenced within one year after the completion of the previous stage. Article 12-6H: High Density Multiple -Family (HDMF) District 12-6H-8: Density Control: Net meree han std squa (/:AC.11 0l,�ll F,o norm;tto.-i fnr oouvlrrvi'-rv-niif�lCed-�f Qvl crv�9TiAra _f�"et' Viable--site--area—Alec mere than &; ty (60) squaFee feet -Glf gr ess residentiai floor area shall be n rmi{ted-4er—each—or a hundred—{ -1-00}— care --feet of h ;;dable site area #er any P.P-nrlitieng1 use ed ip seetieP 42-6H-3 of this e. 1 Ardtal density shall not exceed twenty five (25) dwelling units per acre of buildable site area. Each accommodation unit shall be counted as one-half (1/2) of a dwelling unit for purposes of calculating allowable units per acre. A dwelling unit in a multiple -family building may include one attached accommodation unit no larger than one-third (1/3) of the total floor area of the dwelling. Article 12-61: High Density Multiple -Family (HDMF) District 12-6H-3: Conditional Uses 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 employee housing and specifically serving the needs of the residents of the development, and developed in conjunction with employee housing, in which case the following uses may be allowed subject to a conditional use permit., Banks and financial institutions. 5 • Eating and drinking establishments. Health clubs. Personal services, including, but not limited to, Laundromats, beauty and barber shops, tailor shops, and similar services. Retail stores 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, and .. mom .. IN . , C. Dwelling units are only created in conjunction with employee housing, and iD. Dwelling units are compatible with the proposed uses and buildings on the site and are compatible with buildings and uses on adjacent properties. Outdoor patios. Public and private schools and educational institutions, including daycare facilities. Public buildings and grounds. Public parks. Public utilities installations including transmission lines and appurtenant equipment. Type VI employee housing units, as further regulated by chapter 13 of this title. 12-6H-3: Conditional Uses A. Prescribed By Planning And Environmental Commission: In the H district, development standards in each of the following categories shall be as proposed by the applicant, as prescribed by the planning and environmental commission, and as adopted on the approved development plan: 1. Lot area and site dimensions. L 2. Building height. 3. Density Control (inGl{4iR-gr-ess 1'E'SiI e tial floor arae) A. PwFpuse: T�nierior--CORveF-&ieR+eF+43,# s-, apter-pfGvides-#of-#iex-� y and lati+r rd -e with the use of in+erior spaces-`w+t4in existing dwelling units that�.'e't Gr exGe]ed-the_allo x abl�pie-grrec�Gresiden+ial floor area (GRFO ) This Terni ilii be anhier ori by allno for the -car+ er-sjGf}-of-&xi ,,ti„Rg-int-e $F spaGec cr ooh as the bul ar ld marS�i-F�f-f�f.�%}i��lr��-lc aGGOMmedute hovmac��.��fe-��rESI[��flt d- existing c desire to expanthe omi r npt of rr �. usable-5pacx-,4R-thr--iRteFiGF Gf a heMe. The tGWR has-uISc-reeogflized4hat prnpe4y er.rn rc have co-structed-ifnte4Gr- c—e witheut buildiRg tR fpd,. mics. This, pfovisnjsv..alsa4Rdiedi +e red -i me the nine rrran,r�e n�.f je-�.t�afiQ♦=-t/ii+iVYN` C-tf without hrrildiinp permits and thereby fu r—p jRg the,eaTth safety, npri we#ar.e n-�fi-tTre d ommi dpi+i. [Iffl - a -• - - r Me •r Z. a. 2. Per thA-- p ,as beep .nenstF n,tedp rio.�Sr-�}.yiTt-Ai�urn�gue&3+i�+�itttli-'9�.�7aRi-�t—r•sd�-h a'sn,loe^eiverTvuJ�a certificate ertificatpe i+o+f - ;,-- ied - I- -;Idmng permit pFjGF te August 5, 1997, er has ASedpa eFereiyedfinal dSigR reYiew-boaFd-apprava�-pr4orte Augs5, 1997 i 1. Ne opplinatien I-add-floo;7 area-puF&ua-^,+ tr cvtcrh,;cr.`ise.Esti@R-shaII-fie-made--uRfit -such time as all the allewahle G RFAhas-bean-eelpstrr inter- nn the prepertri er an appliGati -4�reseFl the appl"GatmOR to add floor area that i itil -pec all alle ble_GRFA-for--the-propeFt�- utilizing the f dome of the horild-inn that is in exicta �,,-f-aF2a-6F-V��,�-R-r..�.m.Fi£e-f3flGfi-tO-AUC,}1-15t- 5A 997:Nw effestir n r$ stFiof1YAsor-eFtor additioR�te-4--Xistiny strvnvFee built After thca urill nn+ he eligible for interier GC)RVercinnc Examples of hero flee area r be increase4-uRdeF44&-pFov4sion of this--secs#+aR-+FiGhAe -ha c-Gf:wercipn of existing hon. -.r., .-, r. t--or-crawlpc Ges to (..RFA, the arld-itieR of lefts WitNRrnt the hr rill -inn meld imp of the ex Stipa. h6 rildli{n,,g, and the GGRyerciGR of nther vxictindv into 'nr c nad.e r -iii,as--ter-a-ge-afea-te-'t7RF- '2 Drnr.ncalc far P�RCA pi .rsr.ont to this cp/''�+I /''fin mar in+,fnitire ext -.; ,OF mr�r'l.},atiF3F}5r y Jq>�T�Lp-{r��'r• ertio 11�l }e ex Cly11V1 ou to-eci�. r4g-buit4i•{-Lg�howeve.�.s%:c�odific-atm shall i�t nz_t Fease the hi ..drop b-ul ♦ and mans Gf the eviStinry hu+ld,+ 4nl+mnl��TTples eff-exterior mod if patrons yihinh CatiFe ran idered to in Sre,ase building bUlk anrd mass 'RGWde but are net ldm+ted-ta ♦f-•e-expaRsiG aRy n%t'sttRg-E xtefier-wsa'41. of the hl lilriinn regr-a4inn arnrlRd n hi ilydinn in a manner rirhiGh expose- mnrnthrp e._t pro (2) verminal foot of evig e terr+eF--walls-and---the-expansion-of ex4St'nn reefs Not itth tanning the twe (2) VeFtl - Ifi rr anm`li`n,..,n main be permitter: i I rl er�f.4o far nr+rr�.cc from neiAr inter%_roT pace The ex4e`'-�i Ri -r�o fa,�ing-shatt-be-limiteto nre,.rirlinresnareas- fer reas ferfer �xrT��_rindvv.gsTr deeps as Per the iRrmmum-Reces-sary rani iirernent fer the aria} Ae6 inn rode.- Evamples✓-Of-extefier- Ft�L�Fficatc ens WhiGh are FIGt—c- 1s1dered-te- iileFeasn hl lilydine bulk anrd mace i I 1_08,111rde ha rt 2 fe not l,imite,d to the ardrditiieR G winr^ewsa deeps, skylights, rdand Mnw.oyVel_l.".iehiect to design appro. I-, � dGrmeF&-�L c••nsider-ed-- p,e-xte4Gr-m' Jllfl-tion with intnrinr eenversiens permitted by this semina Prigr_to_ap ermer--s-er- Fegrarl ��{ dows-o-doors-aF de Y , the -staff er the rdesirvn rn}ri a beard shall fiprd that they de not add-stgnifinantly to the A... -ane mates—s 4 #ho bu4cli,ng-ani are compatible w h the eyerall soae, pFepeFtiGR, and design of the building. Fer the o$$fthiss eGti9 t -dormers" are defied as a .earliGai dow_pFor1n � rfFG,�IkK fli gprnn{nf a hdin�Vi.nnyerbeal isles @Rd a gable art's r♦ hereef, 1R i• hiGh the tetal n l —vey mlr,A¢.enzthh. of the rd ne l d_e-s_Ro'f ex -Geed -i e•Fcenir-,fl0-�w-7v efi-the length of the °SIGPj Rg-r'oof,-��nn fi-F vrmrr urhinh the rdnrmerlcl nmiertS. (ISE_ FIGURE IN GODS PQQK ON PH E [N_THE r1 CRK'C QFFICE) 4.P-rGposals-fovth"lizat� ion_ofintFl- RFA pi rsr lout to this seet'ep shall nnmply with all town zeia4Rg-s. tandarrl anrt applicable .detr I pmnpt sla nclafdS- .[-�---PrGce's� APP]4,Ca-tiari-s-sha]1 he4 u '(3 t-th. rle^vepartme_nt n_f r_n_mmURity- deyelepmnnt Staff nn forme pmyided-d the. Ae pa rtrrreRt An.l,Peatinnne fer interior J-prvrrcr�. - y- �=T=-_-� �P Fi-i4y; two-family,' eri veecoFldary er mi ilti_family dwelling rrnitS Innaterl in a spam}a{,.,1 rdeye4apment-dstrict /CH1l ID) nresuantIoA�. section hall also be wallowed... -without -am r_�he-GRFA pmtr'nieRs of the SIDI-1 Hewever, preperties with GRPA restriotinnrder-I nn the plat far th deyedenment Shall he rens date to the plat res t' unless the plat �p.t��LEI-a6+vOF+�1Fk^ JtF1C a is Grid i m_ n S,oe4-restri.C.ttonRS. If the p ` in Gwned in Gnmmvn (condom.inium aSnnniatinn) er inintlY tAritl-r ather_prer.erty oWnerc uvr{-.t-t-as­ driveways, 49 paFGee'S er G paFGels-4duplex -ivisionn h. r way of example, a -Rd RGt liMitali4R, the wr ttjten aper-pFepert r naxrner, owners-Gf- anpl'Sahle e erners' aSSeniatinn shall he4epuif ither in the farm of tr a letter of appreal er signature on AA`} _L.he,e�©.antsy' . L laTZ,i^r}i g Staff Will review the annlinatinn n- to-esufr- '-the-MPGq-vr'd ^IrdY.�IIo�s!n ^oe }e r�tith all nrneriSinn.ns_8f4he iRtoF. or nnnwersinn snntsnn Clrhmittalc ate}-fe.l 4-ude:- i • 7 Infnrma+inn and Plans as .stet fn -.P h 2fr}d req Bred by rrhsentien 11, 1 1..Af-' of thin h #+fle-or--as-determined �,�, h #fir de�rele�►er��te{� ISnnlinants need to submitas bu4f oor-p���rLAGtufe cn thatstaffnen identify the ovistinn lding frnm a Linn that have- nnr+a lrred after the V44g-4GFn- RTy44e-T -ad jtio s that i 'P vdCiul-lcCl 1[G1- he ,approval-Gf-thi c RAW, nemnlianne w' entlnn ands all .np4Gahl d-devel rani Mations chale-ppro.v.e44)y4he-4'ep 'itme. }t-Gf Gommn-U.nitir rieyelnnment nr shall he Ir -warded to the design reyiey, hnorrl in annnrdan a With nhanter 'I 1. of this title. Proposals -deemed to not nnmnly Withtthhi.S ve.tk)T F}r-appkabie ;Rg m and deyelnnon+ dery Ilntinnn �n 4�-� e -d Brise Y !i Upon ranourine anrtrnrPa�s-pursuant-to-thls"'aentien anplinants shall prereed with onl lrinn a hr lildinn neFMIit nrinr to initia+inn nnnstn Infirm of tl-heprojed , r. stn dani - inn of+he—depaFtme-Rt-0t-Gi�}muni�t�evelopmen+ pursuant +n this ser.i4 . ..,ay be appealed by any appliGaRt in aGGeFdaRGe with the provisioRs of sentien 12 2 1 of�this tl-tle; �r�': �3-��1�•�--�- Ord (2000) §i. Ord. 16v�4 P 1: (1rd 13(1997) § ) A. PUrpese: The nI iranse of Feyide an iRd1 innment for tht� upgradjRI7��� tine ei aeallinn s hits WhiGh have been i x*st nce within the town fur a. Period of at least five ( eaFs b pe,rm}ttint the addition of Up to tWG h-u.ndrari fifty (259) sgr earn fent of gross residential fleet area (GRP°A) to slInh dwelling Emitsy ded_the-ori-teria-set-forth-in-ter-is--sec#aeR are deet. This ses}ien does TTssure each �, single-family +-,4TVlAPIt T - town an additlenal ttrttundr-ed-{;-FF�tty-+2-504-squarf--feP.nrl nrnnn al for •-,n�a add'tonshe:FeI Inder shall he reviewed nlosely [x�r5 .�Tit-------- ,�+n site ,nyl,-��n,�nin- T� i}meant on arliaeent-properties,-ooper_-_tyin and a pplinahle4gwi�-4e-v.-IGprnef4t-s�tdi4dar-d&.--Tha hien hi lndrad fill (`i F.(11 snl lare4eet of -adds �i�al-gross resit'-t{enrti�+qui'i'ieTvvi'areeZa-aTmay be granted to nvistfriC .�"tf}g_farr[i�umri- u-�fi..'ii}f� ea'Yi-iStii-�{3-tQ(Xitd�rlf,Stii mi Ilti_fam'1Y dwelling Units eels P,.,e Rc-e,-but-may ho reel a tent and granted in rv+nrn than one innrnmreiit+i#-le t C�t� twe hu idrale4-4JftY42,50)-squar-#eet. Li grading -of an 6Xistinn dwelling Unit additions thereto or reneyatien�hereof, but a demo/rebuild iild shall net hit mull �ded c—h �e�.G-G}�� vrr v r c�rlvrcaa cv as .y " additional grecs residential f Gor-afea B. cue F=an4I�wellings--A-nd-Twe-F iIy- wellings—A-single-fam*er two- familyd[xPelling Ilnit shall ligible-Gr—ad{ ditif}nal-g-r-o-ss-re,'s3'deentaI flexr -'[sea AS not to evneed a maximi im- WG hi Rdred fifty (250) sq earn feet of GRCh in adr♦'It'Iran to heexrct;.Rg or allowable (_RRA for -the-,4e-. B.efare SUGh r ridi+i�T GRFA non he granted shall meat the the -single-family i Ins+ -er-tinr�dwetlF.Inn fel1ewing-cr tensa, -- 1. Eligible Time Frame:: A single-family-er-4Iwe-tarnily-davelting I Ins+ Shan he eligible for adds+meal (-RC(t p Irnl t to this sefrttE?d-4,f it Is in existennn prier to November emberr30; 1-995-,-oF aGOrpletee44e-s�card-applicatioR-for-tyle oril]-1_nI-GGr+ctrl Gtion of said r snit has been anrented his the depa 4mreRttof Gommunity apMeRt by November 30, 995. in additiGR, at least five yeag or two farn4y Irk dwelliRg-URit was issued a Per'fifi ate -of �- ccupa-Rc -whe#1 f4 r_4ernpor-a GF, in the event a Geftftate Of OGGUpaRGY was R9t required fer ase of -the d tilling- a.t4he time of nnmplet14nr frn�m trhee_, date of originaal_P4Gmnletion and nnnl InannY of thL–dwe l l i Rg '�%�.se Of Additienal I"Inar Spa-Ge-ne{36sa15-�{�F�lae'-l:ltlli�atinn of the ��al gFess�,�y nJ,}deRt4 finer pre •� (hh('' )-under thi preyinien shall Gemrl,y-A4th�f} -arid / variance rnnulfe,d-#nr a nrnnoc-sl it shall be •pins .ved-byA-hLi.p[ar-fining and nn Mental GGMMiSS ePA-tflGhapter 17 of this title before an aPPliGati9R 1S mud+e.. IA annorriannn w4h this seC-tiGR he anplisapt m, Ist nhtnin a hl 1i'dinn permit within �paf f+r al piar�fai+i nn nn raQnmantal a. Pnmmi ion n nreyA-1 er the approval feF f}.a,l-V',F.i CA shell ha lreiri ae-� `fi e rte- epver ans-41 any mono nl nrnsrideS for +erh-a s of a garage- eF ennG.losed- aF inn area to GRFA, such ersiallewed I, nle�cc aS ,r either the nnpnrsieR r. rill �ee ��t4ec[�oe4 r4mbe�� QeGlese�par-kif4g-s eS mbar rano li ar,) h. +h.i �nrle; or b) a ar-le fp GFeatien ofc�c, [.,, �,.,,,I � � }{� ',sus- iU'onal eRG!esed-par�ritl- ig—,i��.sT'ca.�.ri--rl- ay-be-r-equiFed- or-4--he-new total GRPA-undertho code Plans for �`r�r4y+rnnn nr eRGIoserl_ear�inn�r-ei , ' Svc c`t~ r --r a-r-rs--I'vr-ia-ie �-�..�......... f...�. .....� .� r,ireri shall an,nnrn liPatinn I lnrior thin snrtion and shall he r-e�}a,r�.,{�ar�y-#-be-�p�n�rr�,-r-�r,�,��,�-��,�,��,,�1„�- eeRstr{; cted concurrently with tverslan- �}-kiRg bear innrease in parking ranuirema �s_nnt forth in nh. pter-4-0 -his_ title due to an FA-additieR nr ar r rant te this eantinn shall he met by the- applisant- 5. Go fnermity With r`E,ldel 'ine er-t-lois-seetie sh'al4 be -required te GgnfoFm tG­the-desig - Te:,i ;es setfelth iR ehapter 11 of this title A Single faMily nr +,arn_fAnlill I rall;n �Init for mihiP, -an-addition-is-proposed shall be rnnll Fn 44 -"Is title.'�rrr4y-additional—GR-FA-n a­y-be-permitt ecord-an tNs-seGt'iGR, the stunf shn44e 4e - n of th„e {�r(� w-the-rr�ai-Rte�laf►{ce-a-rlEi-�ne-e�istiR� Single h tTher their nem I, rb* 04 -44e -,_de r7 ideline-�'�i Trternperap,-certifiGate_ pafRGy -Shalt un.t,l all ren, lined imnrnverneRt,%4o4he-sits$tfuGt-ur&-ha P-- b .n-c-ompleted-a-, required: Iii AnnliPahilit, r• l�ln a©ollrag- `r Gid tfa tti'i r rea--shall d�allewed4n ale-famil shall request more _o hl Inri ro rt fifty f'?�(11 sn, I than_t,� mare-#est-of--grass4esideetiat floor -area per single famdy .-Irarniting--or--twof^- rr Alelllnn nor shall any aria for acid ienal (`CJ_FA +'f -Ah +: v ee a 11 th llewat eg appl+�ea#aor�-be, �,U,r,U Wit, --z, r�.�,,�, rr��,G GRPA has t pan Poas»trlInted nn the prepery, nr an apple +s P-esei#Iy gyp-Rdl,.Rg in r r•©nnRi Inntinn with th ppllaation,, fara clonal '(="SPA that utilizes all able -G FA for the ernperty. 10 7 QRe e-Gfaa#: f+y-siRgJe-fami Qrtwe family dwe�4Rq-URitWhiGh--ha-s. 40 previously been granters arlrlitienal GRF=A pursuant to this se Gtinn nnrl demQlraha choll be r h 'it without the additional (RFA as pr: otsl app' d. rWISM-w-0w• w w l Q. a Dwellings, a . a .. i i MMIL + M . 1. Eligible Time Prams: A mi it#i nl family dwellin�7-uni,t_s-hall be eligible ri#,r�r orlitieR al GRF p6wsua.-.t f.y a this ep+i.- R if it i � �•7 ovioteRGe nrinr in IN, " —,1..9.9.5-._er a rompleted-designiQ for the erininnl rendre antien of saidunit has been onnonied her the ri ortmant of remmi anitci I � �,r--o-�rr:.�e'�pc,�arya�-n�... d eve Ft pment h�v-ioi/em ber-vv= �n .. I.� nri rl ifir.n atlea (r,� ,.inr.rn mi an# have passed from the date the ha aildiip ,\,^ .., �.,avvev revs i a the G[ire crn.-iaccne,ra��rQs4B�su ffc� (whether-temgent a nerlifirate of Gree ananr,i +���-n� , aired nr a ice of the bYilrling at the time of completion,rn th rlate Of raniginal .��, ....., u_.v .,. .� u � v, -—f, GGmplefio"ff fad 2-Use—Of-Add+#ior�al-Floor-Space-Proposais feF the �f :t f-f4�e addstic aa� GRPA a Rder this proyi inn shell pemplc, with all tetwp_zoninn rani jrement�d r{eyelenmept standards If a va _ n is require rt for a n a ppl�eal34Q-�.. , .,.},, N, , ,.., , � standards. au^�„„ ,u� ,,:.��� ,�9u riaRc fopQsal�t shall be-'ap�i/$d-)y—the--plcari Ring ttvif•QFwfzr-Trca-i '��- rT —pi erne.ant fe nhnnter 17 of this title before an ^ .licatiOR i, ”'^E8-RarrerdanGe with this S- QGtlor--�h2 applicant mst nhtain a_building permit Within one year -of -final planning and e RV1f^nmentol r+nmmisninn anpreyal er thio ^nnrova-1 fpr arlrt itiepal (_C7 A rah^I-l_ a Voided, l7•aflil Ci_Are of iQri��r.--l-tis-tlofi'.ci'-(}f existing enGl[osorl no iin"re� rr,�_c_�� y _¢� nnp„erted to GRFA Vender this se Gt'Gg�n�,..if i:�eFe. iS R � &-Qf existing endesed pal�kiRg-.&paG & iii .nicoai� vo'i r�lnc ere p kHRg-area VIVVVU UT A Darling Req airemenL-s_4hseryed. Any increase i"asking requirements due to afa-Y-GRFA arlrtitinn pa it i i nt to the nptinn sall he met by the anp4QL_ -ashG Rder-th i reviiewed-for-clompt�a��, �, ( g.R_ry�3,v,,iiew guidelines as setfe Ir, Ghap}hY 4 ef-4his-ti le—E-x stiR We lie&-for�h-ad`'Pitinnal f_17FA is prop .T�s1 regi sires} to meet minimum town lanrtnna ping ntanrlarrin an s/et ferih in ghapt r 11 o FS-titip- GeRe4 Pila,ntena RGe and 1 1pkeep of eV istipg h, alldiRgs and sites, is 'cw7rrcc, iQa ivv aaa ov op,cccP Ga c,�c IT. inrlUding the multi family dwellings lanrinpaping nr - le-im revements (i.e., trash f2GmlitieS, beTr� r o-srir-eery ,&%}itch%-e-parYling etc+) shale he sec iew-ed-by-the-staff- 11 after the app!'GatiGR is Made fG epJoFn4a44Ge­to-said-des;gR NG_rtific 8 • w • . w.• I. + +,pursuaRt to • it - ! a mer - S G ! •• •. as ! ,7. 15 ppliGabilytyr: The provisions of tWs �G-tion-ae .r^�,_.ppliGable n_nl�r tO GR -FA ddF�tiBTns to 1FId�W i;inf iii$ -pi" pooling of GRF-A_sr all 1 e-a4nwe4-Rin mUlti family dWellinres No annlinatien fe addit.lenal f'RC4 shall request -mor --e than twG dfed fifty-(250)square-feet n,�oco r�.4 ntiel fleeF area ner dwelling iIR't nnr shall aRy aannka#ien ho, mad RF -A -un it sueh time as all theafl -}wab"RA-haskJe'er'�-r-GORStrFUGteedon the nrnnnr#{f When exterl,er addit!9RS are mane ed to a multi familY-Streetl Ire the addition of the- GRPA shall eslgnerd and deive[eped on context of the_e t're�cs#roi-otl11_re. A hlnntransfer.,eb-le Te Deme�,ebu4d• Ry bu;' linrr whieh has -nreyie lssly been p�-r�Rp{-RCq-CT-r�3ic� G�rrf -f {T'1 �'-v�iTTC�TPIC� R1111 1 wantedadditional (='RC'A r Qe _iv-thrrs .Cna. vt:er} and is rlemnlrehli i 1.4 s all -ba reb lil# ,A,ithe it the additiGRal_'c f=tt=!'FCJs-pr-'viol ielir -Fara{i 1 App!inn#inn• QeRtenf: ❑nnli Tshall_be, mare nn for ms-prinrlre by the department -cif rnmrrei Inilf{i_rlD elnnmen# if #hq-ppe y OS GWRed in common_ /nanrinminil im asFocia#ion nr Inintiy/ with -Other nrt�r�rnn elf ers Ci` much as df� s-o�-�ry� els iY�lll-IYI��� i. -x IJibdlyi ie h{a way of x4Ry e and net limiter#inn the written a_nnrr{{r`p f-theiotherr-pm ,. wner or nppkahle i Y owners ass iatfeF+-shall be req Qi . This roman -be-either -nthe form of a le}tn-r--Gt e.p,pneval nr signature n the annlinatinn The pp—}Ga#inn shall also include--. a /1 fee nr Irs9 tan e c Ir_rent_�ed� ile chathbe_req iiFed With the annlieatfen- cT-rr-rcZ.-�aT'��1.� �,-or-r-c.-r-r trr��rrc{ `i qg b�nfM atifln_a Rd Plane as .stet fo t i .'.end-requi ion TSH -49 ef`thisi- titL- ther ar.al'nahle 'nfnrmatinn requirnrt_hy-the_ dennhmnnt of GGFRM deveIG mnnt to satisfy the criteria outll .ed -4n th}seCtirRvrt_ iSINVIINIrl IMPI III IMP 12 ■ ` ffi ` ffi Z deteFFniRes that the site - S L With teWR .r andsiteimprovemerit standards,the w ffir r ` G G S `G O ZZ G `ffi S `Gw G. b— iGtaonsice^rF GR ditioRsfrivolv#Kj-exteiier-6hanges +� to a b ,'.Qlfl£g-Shah be reviewed and approved by the desigR review beard iR aGGGFdaRGe with the T1t[11L�,c�B c of O'ic car+inn �r . Z - - . r r wr . • r rr rr e...Standards as pravided4 be requiredto . .Z ".; ,Z. tempera. Z -'_e _ . . . submit _ .. ... _. ZI diGatiRg. _ite r '-- GG4;rijAia-RGe With said town ". r r • c - `COW +.r. .. w.. 13 • MEMORANDUM TO: Planning and Environmental Commission FROM: Planning Staff DATE: June 23, 2003 SUBJECT: Examination of Town of Vail Adopted Documents in order to develop a prioritized list for beginning the process of revising elements of the Vail Comprehensive Plan. This memorandum is being provided as a resource to examine the adopted plans included in the Town of Vail Comprehensive Plan. The purpose of the Planning and Environmental Commission reviewing this list is to develop a prioritized list for updating and revising Town of Vail documents which are approaching the end of their lifespan or past their intended lifespan when adopted. It is the expressed goal of the Planning and Environmental Commission to determine which documents are in greatest need of an update and prioritize them for presentation to Town Council so that funding, staff, and other resources can begin to be dedicated to updating and revising documents included in the Vail Comprehensive Plan. Ford Park/Donovan Park Master Plan Adopted August 6, 1985 Summary: This plan describes the environment of the sites and their history, the master plans for their development, and guidelines for implementation. It outlines the transformation of two open space parcels into Town Parrs which will maintain the quality of life for residents and visitors. Lifespan: None identified • Land Use Plan Adopted November 18, 1986 Summary: The Vail Land Use Plan is intended to serve as a basis from which future land use decisions may be made within the Town of Vail. The goals, as articulated within. the Land Use Plan, are meant to be used as adopted policy guidelines in the review process for new development proposals. In conjunction with these goals, land use categories are defined to indicate general types of land uses which are then used to develop the Vail Land Use Map. The plan also includes a section on community facilities on public lands. Given new community priorities this section needs to be updated to recognize the focus on recreation needs. The Land Use Plan is not intended to be regulatory in nature, but is intended to provide a general framework to guide decision making. Lifespan: 15 years (2001) (Review and updates to be performed on a 3 to 5 year time table) • Vail Village Master Plan Adopted January 16, 1990 Summary: The Vail Village Master Plan is based on the premise that the Village can be planned and designed as a whole. It is intended to guide the Town in developing land use laws and policies for coordinating development by the public and private sectors in Vail Village and in implementing community goals for public improvements. It is intended to result in ordinances and policies that will preserve and improve the unified and attractive appearance of Vail Village. The Master Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future. Lifespan: Review plan not less than every 3 years, or as deemed necessary and recommend changes to the Planning and Environmental Commission. This is a part of the Vail Comprehensive Plan which was to serve for 15 years. (2005) • Streetscape Master Plan Adopted November 20, 1991 Summary: The Streetscape Master Plan was created to give the pedestrian environment the same comprehensive design and quality of materials that the Town's architectural standards have achieved. The Town was divided into several study areas and for each an inventory was performed and conceptual designs were developed. Site specific details for key areas were also developed, along with guidelines for material selection and cost estimates. Lifespan: None identified. States that improvements will need to be implemented over a period of years. A draft revised streetscape plan has been prepared and is under review by the streetscape task force, PEC, and Town Council. • Transportation Master Plan Adopted January 1993 Summary: The Transportation Master Plan was written to provide guidance in developing a coordinated approach to implementing transportation improvements. It was to assist in resolving, monitoring, and accommodating growth while preserving those characteristics which have made Vail a leader in transportation planning. Lifespan: 20 years (2013) The Vail Village Urban Design Guidelines (Vail Village Design Considerations) Adopted Originally June 11, 1980; Revised January 15, 1993 0 Summary: The Vail Village Urban Design Guidelines are a plan which represents a collection of ideas about the function and aesthetics of Vail Village. Through diagrams the plans suggests the intended nature of future improvements so that they work in harmony with the existing character. The plan places the Village into several sub -areas in order to identify problems, successes and develop concepts for implementation. Lifespan: None identified Municipal Cemetery Master Plan Adopted December 7, 1993 Summary: The Municipal Cemetery Plan was to provide a management and development master plan for a Town cemetery to be located on the upper bench of Donovan Park. The plan explored operation, funding, maintenance, layout, and various ways of memorializing the departed. Lifespan: None identified (This phase was written to satisfy the expected need for burial spaces in the first 10-15 year period) (2003-2008) • Comprehensive Open Lands Plan 1994 Adopted 1994 Summary: The purpose of the plan was to identify and develop strategies for acquiring or protecting key remaining open lands in Vail that would be valuable for recreation, protecting sensitive environmental resources, extending or connecting trails, providing adequate neighborhood open space, and creating a small amount of contingency land for unseen needs. The plan established an inventory of current open spaces and identified potential acquisitions within the Town. The plan also laid out methods for funding and purchase. Lifespan: The plan detailed a six year implementation plan and strategy (2000) • Environmental Strategic Plan Adopted 1994 Summary: This plan was developed to establish a long-term environmental protection workplan. The plan recognized that a major reason Vail has become an internationally renowned resort is due to the area's pristine natural resources. This plan developed a vision for Vail with goals and actions which should be utilized to achieve success. The plan looked at the current state of the environment, trends that may affect Vail, sustainable land use regulation and development, and ecosystem protection. 0 Lifespan: 4 years (1998) • Ford Park Management Plan (An Amendment to the Ford Park/Donovan Park Master 40 Plan 1985) Adopted April 14, 1997 Summary: The Ford Park Management Plan is to serve as an amendment to the 1985 Master Plan. A great deal of development had occurred since the initial adoption of the Ford Park Master Plan and in an effort to better focus and refine the concepts and goals this amendment was undertaken. It was written to guide the continued success of the park in both development and operation by establishing six primary goals. Lifespan: None identified • Lionshead Redevelopment Master Plan Adapted December 15, 1998 Summary: The Lionshead Redevelopment Master Plan was created as it was identified that the buildings in the Lionshead were aging and functionally underutilized. It was also identified that the Lionshead area lacked charm, character, appeal, vibrancy, and consistently underperformed economically. The plan offers some redevelopment incentives to encourage and facilitate investment in improvements to existing buildings and new construction. Lifespan: 15 to 20 years (2013 to 2018) • Development Standards Handbook Adopted September 21, 1999 Summary: The Development Standards Handbook was created to be a supplement to the Town Zoning Code. It provides a more user friendly format and many diagrams which do not occur within the Town Code. The Development Standards apply to new development, as well as remodels and additions, unless specifically exempted. Lifespan: None identified. Will be changed as updates are needed due to changes in the Town Code. • Art In Public Places Strategic Plan Adopted November 6, 2001 Summary: The Art in Public Places Strategic Plan was created to implement site - integrated public art on public and private lands. It includes information on opportunities for public art within the Town, funding mechanisms, and implementation strategies. Lifespan: None identified. Amendments will be proposed by AIPP Board for Town Council adoption. 0 PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING MINUTES Monday, June 9, 20013 PROJECT ORIENTATION I - Community Development Dept. PUBLIC WELCOME MEMBERS PRESENT John Schofield Erickson Shirley Chas Bernhardt Doug Cahill George Lamb Rollie Kjesbo Gary Hartman Site Visits : MEMBERS ABSENT 1. Ford Park — 530 S. Frontage Rd. 2. Front Door 3. Alpenrose — 100 E, Meadow Drive 4. 9 Vail Road — 9 Vail Road 5. Lionshead Mall — 600 Lionshead Mall 12:00 pm 1:00 pm Driver: George NOTE: If the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 - 6:30 Public Hearing - Town Council Chambers 2:00 pm 1 _ A request for a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses, Vail Town Code, to allow for a private outdoor recreational facility, located at 600 Lionshead Mall/Tract D, Vail Lionshead 1$t Filing. Applicant: Vail Resorts Planner: Bill Gibson Bill Gibson gave an overview of the staff memo. Jeff Babb stated that he will let the proposal stand on its merits from last year. The Commission had no comments. Gary Hartman made a motion for approval with 6 conditions: 1. The applicant shall be prohibited from using outdoor lighting in association with the operation of the trampoline. A. 7 TOWN OF PAIL % 2. The applicant shall install a post and rail fence to enclose the trampoline area, in the same manner as approved by the 2002 conditional use permit and design review approval of the trampoline. 0 3. The applicant shall be prohibited from installing and displaying any form of advertising signage in association with the operation of the trampoline. 4. The applicant shall install decorative flower pots, in the same manner as approved by the 2002 conditional use permit and design review approval of the trampoline, 5. The dates of operation of the trampoline shall be mid-June 2003 through mid- September 2003 and mid-June 2004 through mid-September 2004. The hours of operation during these dates shall be 10.00 AM to 6:00 PM, Monday through Thursday, and 10:00 AM to 9:00 PM, Friday through Sunday. 6. This conditional use permit approval shall expire, and become null and void, on September 30, 2004. George Lamb seconded the motion. The motion passed by a vote of 7-0. 2. A request for a recommendation to the Vail Town Council of a major amendment to Special Development District No. 6, Vail Village Inn, pursuant to Section 12-9A-10, Vail Town Code, to allow for a change in use, to increase the GRFA and to increase the number of dwelling units, located at the Vail Village Inn, 100 B. Meadow Drive/Lot O, Block 5D, Vail Village 1st Filing. 0 Applicant: Edna & Claus Fricke, represented by Fritzlen Pierce Architects Planner: Matt Gennett Matt Gennett presented an overview of the staff memorandum, noting that the application is a major amendment to Special Development District No. 6. David Baum, representing the applicant, had nothing to add. Rollie Kjesbo asked about the parking mitigation. David Baum stated that he believed the owner was taking steps to address the parking. George Lamb expressed his concern regarding the parking situation. Erickson Shirley asked about the existing parking spaces and that none would be eliminated. Gary Hartman had nothing to add. Doug Cahill stated that an additional condition regarding the parking would be added to this proposal, which will require 3 additional parking spaces. Chas Bernhardt agreed with the other commissioners and stated that the 3 parking spaces would need to be deeded with this property. 40 John Schofield stated that there should be a deed restriction on the parking spaces, so that it is deeded with this property and asked if a parking plan could be required of the applicant. 2 Klatt Gennett stated that a parking plan could be a requirement. Doug Cahill clarified that with the 3 new parking spaces required, a parking plan needs to be submitted, Doug Cahill made a motion to recommend approval to the Town Council with 1 condition: 1. That the applicant provides a detailed parking plan depicting where Alpenrose's parking spaces are on site, as well as those (3) required by the new residence, at the time of the first reading of the amending ordinance to the Vail Town Council. Rollie Kjesbo seconded the motion. The motion passed by a vote of 7-0. 3. A request for a variance from Section 12-7A-11, Parking and Loading, Vail Town Code, to allow for parking and loading in the front setback, located at 9 Vail Road/Lot C, Vail Village 2nd Filing. Applicant: Nine Vail Road Condominium Association and Nicolet Island Development, Inc. Planner: Allison Ochs Allison Ochs presented an overview of the staff memorandum. Gary Hartman recused himself. Allison Ochs further detailed issues staff has with landscaping and front setbacks as detailed in the staff memorandum and said that staff is recommending denial of the applicant's proposal. TJ Brink, representing the applicant, gave an overview of existing parking and circulation conditions and the possible alternatives, including their preferred one, using a site plan made visible to the PEC. TJ Brink also described the situation with the existing transformer boxes and how they are working with Holy Cross Energy to find a workable solution to the unsightliness and logistical problems posed by their present location- Mr. Brink then went into the criteria of the Staff memo and how he believes those criteria are in fact being met. Gwen Scalpello, 9 Vail Road, presented an argument of how the proposed surface parking fits into the context and character of the neighborhood. She then summarized what she is asking is for 4 well -landscaped surface parking spaces. She further stated that she is not asking for much in regard to the 4 -Seasons proposal and that this concession is not too much to ask for considering the fact that she has a 3 -story wing to her building surrounded by very tall (proposed) buildings. Erickson Shirley then asked for clarification on the necessity for another curb cut. Gwen Scalpello answered the question using the site plan. Erickson Shirley asked Allison Ochs for staff's preferred alternative. Allison Ochs described staff s preferred alternative. . Gwen Scalpello gave the reasons 9 Vail Road believes the logistics of staffs preferred alternative are an issue for the guest experience. TJ Brink added that those surface spots are only for overflow. Erickson Shirley then stated that people all over town work out deals to share and swap parking spaces thereby mitigating parking problems off-site. TJ Brink stated why that will not work in this instance. John Schofield asked for public input, but received none. Doug Cahill agreed with the applicant's concerns and gave comments on several alternatives. He stated that adequate screening and landscaping is paramount considering the work to be done with the Streetscape plan and placing only three spaces instead of the four would enable adequate landscaping and screening, as well as a sidewalk realignment. He said he does not support the proposal as written. Chas Bernhardt said that parking is always an issue, especially in that area (9 Vail Road). Chas stated that he does not agree with the need for the 4 surface spaces being requested and he further stated that he does not support the application as proposed. Rollie Kjesbo stated he is in favor of staffs recommendation. George Lamb concurred with the comments thus far and said he appreciates where the applicant is coming from in terms of not having any spaces in the 4 Seasons, but that it is a viable solution and should be accepted. Erickson Shirley agreed with staff's recommendation and believes that the 4 Seasons will be true to their word and provide the requested 4 spaces. John Schofield stated that staff has offered an alternative that decreases the degree of variance being requested and that the Four Seasons has also been accommodating with their offer of spaces in their facility. He further stated that he thinks the applicant should go back and look at the alternatives. He said it is great that you folks are working together to try to resolve the situation, but the proposal is not supported. He then asked if there was any further question or comments from the board and went on to state the choices for Gwen. Doug Cahill made the motion to approve the applicant's request with the conditions listed in the staff memo: 1. That prior to application for a building permit, the applicant must return to the Design Review Board for final review and approval of all improvements. 2. That the applicant shall revise the plans, subject to Design Review Board review and approval, to indicate 2 surface parking spaces and the minimum area required for a functional turnaround within the front setback, adjacent to West Meadow Drive. Erickson Shirley asked for clarification on the conditions. George Lamb seconded. John Schofield asked Gwen Scaipello for clarification on her intentions considering the modified approval. Rollie Kjesbo asked for clarification on what is being voted upon with the conditional approval. Allison Ochs provided clarification, • The motion passed by a vote of 4-2, with John Schofield and Chas Bernhardt opposed. 4 4. A request for a conditional use permit, to allow for a seasonal use to accommodate an educational, recreational, and cultural use, located at 534 S. Frontage Road/Ford Park, Unplatted. Applicant: Town of Vail/AIPP, represented by Braun Associates, Inc. Planner: Allison Ochs Allison Ochs presented an overview of the staff memorandum. Dominic Mauriello, representing the applicants, stated he has nothing to add. Gary Hartman had no further comments. Doug Cahill stated he does not believe there should be any on-site parking at the building_ Chas Bernhardt stated he likes the proposal and what it does for the building. Rollie Kjesbo had no further comment. George Lamb had nothing to add. Erickson Shirley liked the proposal. John Schofield stated he thinks it should extend only to November 15th of each year. Rollie Kjesbo made a motion for approval with 5 conditions: 1. That the applicant shall operate the proposed seasonal use to accommodate an educational, recreational, and cultural use, during the months of May 1 to November 15, annually. 2. That the applicant shall allow no more than one vehicle to be parked at Ford Park for the artist in residence. Any additional parking shall be accommodated at the Village parking structure. 3. That the applicant shall allow no exchange or trade of goods to occur within the limits of Ford Park, as prohibited by the Ford Park Management Plan. 4. That the applicant shall limit all vehicular delivery to the structure to the hours of 6 a.m. to 9 a.m. 5. That should the Planning and Environmental Commission find that the proposed conditional use is being operated in violation of the conditions outlined herein, or that the proposed conditional use is being operated in violation of any of the requirements of the Ford Park Management Plan, this conditional use permit may be revoked, as outlined in Section 12-16-5: Planning and Environmental Commission Action, Vail Town Code. Chas Bernhardt seconded. The motion passed by a vote of 7-0, 5. A request for a final recommendation to the Vail Town Council of proposed text amendments to amend Chapter 12-13-4, Requirements by Employee Housing Unit (EHU) Types, Vail Town Code, to amend the Type 11 EHU requirements and setting forth details in regard thereto_ Applicant: AMS Development Inc. Planner: Bill Gibson Bill Gibson gave an overview of the staff memorandum. Greg Amsden stated that density is not an issue in this discussion. The applicant is asking for only two changes to the definition of Type 11 EHUs. Greg continued and stated he does not agree with staff's reason for recommending denial of this application and said should the PEC be concerned with the size of the EHUs, the applicant is willing to delete that portion of the application. John Schofield then opened up to PEC discussion and deliberation with a preface outlining the discussion held during the pre -meeting. Mollie Kjesbo stated he believes it is more of a change in zoning and Type 11 EHUs were written in the way they were in order for them to be ancillary uses_ George Lamb stated he is in favor of the concept but also sees the potential pitfalls of its application Erickson Shirley asked if the applicant tried to put together the comments and conditions of approval that have been discussed and developed thus far. Erickson stated that if the applicant would put together language that covers all of the comments and concerns voiced thus far that he could be in support of the proposal, Erickson further stated he does not want to keep on going through work sessions to discuss this over and over again and if staff is at a loggerhead with an applicant, you should say so and recommend denial, but offer language that would be acceptable if approved. Bill Gibson identified where the applicant's proposed language and staff's recommendation were noted in the staff memorandum. 0 Gary Hartman said he is in favor of the concept, but feels there are conditions, such as one covered parking space, that must be incorporated with any approval. Doug Cahill agreed with all of Gary's comments and had nothing to add except that a minimum lot size, perhaps 25,000 feet, should be imposed. Chas Bernhardt stated he is in favor of the concept, but it needs more massaging and to sit down with staff to work it all out. John Schofield gave a recap of the thoughts expressed so far and the reasoning behind why some of those issues have been raised. He continued by summarizing how many Type 11 EHUs have been built thus far and why. He said that the floodgates will not open as a result of this application being approved as proposed, and it is the PEC's job to make sure that they do not_ He said specifics should include a 25,000 sq. ft. lot size minimum, appropriate parking and storage be provided, and that the language concerning the EHU being physically and aesthetically integrated into the structure. John Schofield then ceded the Chair to Erickson Shirley so that he could make a motion. John Schofield then made a motion to approve the applicant's proposal with 4 conditions and language suggested by staff in the memorandum: That for -sale Type II EHUs shall be a conditional use. 2. That Type 11 EHUs shall be required a minimum of one enclosed parking space and adequate additional storage, as determined by the Planning and Environmental Commission. 3. That Type II EH Us shall be physically and aesthetically integrated into a primary residence of the property. 4. That the minimum lot size required for a for -sale Type II EHU shall be determined by the Planning and Environmental Commission. George Lamb seconded the motion. The motion passed by a vote of 6-1, with Rollie Kjesbo opposed. Erickson Shirley ceded the chair back to John Schofield. The applicant asked for clarification concerning the motion. John Schofield gave clarification on what the PEC believes should be part of the standards and criteria. Staff also asked for clarification on the motion. John Schofield provided such. 6. A request for a recommendation to the Vail Town Council of proposed text amendments to Title 12, Zoning Regulations, Vail Town Code, to amend the Gross Residential Floor Area (GRFA) regulations in the Hillside Residential (HR), Single -Family Residential (SFR), Two -Family Residential (R), Two -Family Primary/Secondary Residential (PS), Residential Cluster (RC), Low Density Multiple -Family (LD MF), Medium Density Multiple -Family (MDM>=), High Density 40 Multiple -Family (HDMF), and Housing (H) districts, and setting forth details in regard thereto. Applicant: Vicki Pearson, et.al. Planner: Bill Gibson Bill Gibson gave a presentation per the staff memorandum. Chas Bernhardt stated that he is in favor of eliminating GRFA and feels like the problems of any alternative will not be any worse than those today and wants to see the integrity of homes being built protected. Doug Cahill is in favor of simplifying GRFA and said to get rid of credits and would like to see a comfortable definition of basements if they are not to count. Gary Hartman would like to see GRFA go away and use setbacks, height, FAR and said that gross square footage should be used which would include everything such as garages, mechanical rooms, storage rooms, closet, etc. Erickson Shirley feels like they have spoken about this before and would like to see some solid language for basements and such. He said he feels like this is going no where and feels like they can work through the basement question in terms of a definition. George Lamb stated that he attended the focus group meeting and felt that they were very beneficial and thought it was great to hear what others think of GRFA. Rollie Kjesbo stated that he also attended a focus group meeting and thought the Greg Cummings house was a good example and feels they should do away with GRFA. John Schofield stated that the focus group should be focusing on what and how GRFA should be eliminated and maintain the integrity of the homes being built. His goal is to approve a regulation which will work and not need to be changed in a couple years. He said that the Commission was clear about eliminating GRFA and put in place a system which protects homes as they are being built today and that the Commission still wants an analysis of the 200 lots and how they would be affected if GRFA was eliminated. 0 George Ruther asked a question regarding how slopes and hazards would be taken into accounts in the 200 lots. John Schofield explained his logic. George Ruther explained how slopes and other hazards are addressed in designing homes and how they affect the lot. Some hazards can be mitigated; others can not. John Schofield stated that volume measurement has many problems and it is not a good tool and to make the replacement simple and flexible. He said he shares Erickson's frustration that the project cannot move forward, however, going a little slower may produce something lasting. He feels that the DRB and PEC should have a joint worksession to ask DRB what they need to keep things in line if GRFA is eliminated. Doug Cahill asked to see some data on how many houses are maxed out on site coverage. John Schofield responded that a report was done earlier. George Rather stated that lots over 21,000 square feet do not have site coverage as a restriction as much as smaller lots. Chas Bernhardt asked staff to look at all lots under 21.000 square feet and see that they have architectural integrity. . George Ruther stated that at the focus sessions, staff was surprised to hear architects speak to the positives of GRFA. John Schofield wants language drafted which will obtain good design and he also heard chat basements should be excluded. George Ruther stated the issues regarding basements are not counting towards GRFA and it was discussed that leaks can be found in most language. Erickson Shirley reiterated that he just wants to see some language, so that the board can respond. John Schofield discussed the addition of an amnesty period for people may have illegal space they want to make legal. He then went through the questions in the staff report and gave guidance. The board gave a thumbs up on the questions. Chas Bernhardt stated that with setback, site coverage, and height, all we need to do is add an architectural integrity layer. George Ruther stated that GRFA is FAR in other communities and why does it not work here. Gary Hartman stated the difference is that an FAR does not have credits. George Ruther continued that we give credits to people after they hit the limits of their buildable area. Bill Gibson asked if anyone had any design criteria language. John Schofield stated specific language from the DRB is needed. Chas Bernhardt made a motion to table this application to June 23, 2003. The motion was seconded by George Lamb. The motion passed by a vote of 7-0. 7. A request for a worksession to discuss the following applications. a recommendation to the Vail Town Council of a text amendment to Section 12-7B-13, Density Control, Zoning Regulations; a request for a recommendation to the Vail Town Council of a proposed rezoning of Lots P3 & J, Block 5A, Vail Village 5t' Filing from Public Accommodation zone district (PA) to Parking zone district (P); a request for a recommendation to the Vail Town Council for the proposed zoning of an unplatted parcel of land commonly referred to as the "trade parcel" and Lots 1 & 2,. Mill Creek Subdivision to Ski Base Recreation 11 zone district; a request for a minor subdivision, pursuant to Title 13, Subdivision Regulations, Vail Town Code, to allow for the relocation of the common property line between Lots P3 & J, Block 5A, Vail Village 5th Filing; a request for a recommendation to the Vail Town Code of a proposed major subdivision, pursuant to Section 13-3, Major Subdivision, Vail Town Code, to allow for the platting of the "trade parcel"; a request for a conditional use permit, pursuant to Chapter 16, Title 12, of the Vail Town Code, to allow for a "private off-street vehicle parking facility and public park" to be constructed and operated on Lots P3& J, Block 5A, Vail Village 5th Filing; a request for an exterior alteration or modification, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an addition to the Lodge at Vail; a request for a variance from Section 12-21- 10, Development Restricted, Vail Town Code, pursuant to Chapter 17, Variances, Zoning Regulations, to allow for the construction of multiple -family dwelling units on slopes in excess of 40%; and a request for the establishment of an approved development plan to facilitate the construction of Vail's Front Door, and setting forth details in regard thereto. (A more complete metes and bounds legal description is available at the Town of Vail Community Development Department) Applicant: Vail Resorts, represented by Jay Peterson Planner: George Ruther George Ruther gave a presentation per the staff report. Jay Peterson stated that he had nothing to add. The only change was that the loading and delivery spaces were removed. John Schofield asked Jay if the removed loading and delivery would show up in the Vail Front Door project. Jay Peterson stated, yes. Andy Litman, has an office in the Village and is representing Lwelyn Wells, who owns several units in the area who is not opposed to development, but is concerned over loading and delivery and how it is going to work. He said the first request would be to wait to vote on these conditional uses until they see Vail's Front Door, as he was concerned over how and where the 14 bays will wcrk at Vail's Front Door. He was also concerned over consolidating all the loading and delivery until the information to make a good decision is present and finally, in looking at the transportation master plan the goal is to consider all sites. Jim Lamont, Vail Village Homeowner's Association, said the Association has been in favor of revitalizing the Village and Lionshead and the two proposed large truck bays at this location would have caused problems, as all the movement could not take place on site. He said homeowners in the area have promoted vans and trucks being used for deliveries and he feels the project is well within the goals of the homeowner's association. He said the notion of a public park does not :near publicly It funded, but accessible to the public. John Schofield asked Jim how the vehicle size should be addressed. 0 Jim Lamont responded that the Swiss Chalet site and Vail's Front Door will be privately run. Jay Peterson talked about the need to get approval at the July 14, 2003 meeting and he is ane with the approval being contingent on Vail's Front. Door. Rollie Kjesbo asked who would maintain the park? Jay Peterson said the condo association for parking space owners. Rollie Kjesbo asked who will control the small vehicle loading at this site. George Ruther stated that there is no loading & delivery on site and if it is felt that there needs to be space for vans and small trucks, we need to have that discussion. Chas Bernhardt suggested that maybe all the merchants should get together and purchase a spot to serve as small vehicle loading and delivery and share it. Jim Lamont stated that an option might be that the Town should purchase a space to serve as loading and delivery. Rollie Kjesbo asked about snow melt on Hanson Ranch Chute or sidewalk? Jay Peterson stated that the sidewalk is heated, but the road is not, unless it becorr,es a steeper grasde. Greg Hall stated that this slope would require heat if it were built today. George Lamb asked again about loading and delivery. Greg Hall addressed the question. Erickson Shirley had a concern over the narrowing of the area on Gore Creek, where vehicles currently park illegally and is concerned over enforcement of no parking. Jay Peterson spoke to the narrowing as a result of discussions with Greg Hall to not provide a large enough area to park and he also added that they could park in that space in the structure. Erickson Shirley asked if the space is occupied, where are they going to go. Discussion ensued regarding the heated pavers that will be there. Erickson Shirley brought up the idea of offering the spots up for resale to people in the area for first refusal by the condominium before opening the sale to just anyone. Jay Peterson stated that was the intention and a list will be kept by the association. Gary Hartman is glad to see loading and delivery gone, as he thought it was a bao idea and glad to see the plat will be cleaned up. 9 Doug Cahill is glad to see the plat cleaned up. He mentioned the underground parking under the Hanson Range Chute and what the Town will receive for that use. 10 Jay Peterson stated that that discussion will occur when you look at the off-site improvements beyond those required by this project. 49, Doug Cahill said he would like to see the right of first refusal for people in the area whenever a parking space comes up for sale. Chas Bernhardt likes the project and thinks heating the surface deck and Hanson Range Chute should be done. Jay Peterson stated that walkways are heated and would like to come to a conclusion on the road with staff. John Schofield recapped the comments and talked about new language for maintenGnce and first refusal on resale of parking spaces. He asked Jim Lamont to provide some ideas on how loading and delivery should begin to be incorporated into these projects. Rollie Kjesbo made a motion to table this until June 23, 2003. Chas Bernhardt seconded the motion. The motion passed by a vote of 7-0. 8. A request for a recommendation to the Vail Town Council for an amendment to the Town of Vail Streetscape Master Plan and setting forth details in regard thereto. Applicant: Town of Vail, represented by Greg Hall Planner: Warren Campbell Warren Campbell gave a brief presentation per the staff memorandum. Greg Hall gave a presentation on the history of the project Joe Kracum gave presentation of the proposed West and East Meadow Drive streetscape designs. He identified how the proposal responds to the goals and needs of the neighborhood and Town. He said the new streetscape designs addresses pedestrian needs, drainage, traffic flow, and public plaza areas. Doug Cahill asked about the design of the Talisman parking lot. Joe Kracum stated that the design reluctantly allows vehicular access to the Talisman Greg Hall commented that no gates on the street are a preferred alternative and stated that the street furnishings and lighting will be reviewed by the DRB. He made a presentation on the proposed Vail Village streetscape design with the major focus of the effort to improve the design along the Lodge Promenade and improve the connection from Meadow Drive to Gore Creek. Drive and Vail Village. Greg discussed improvements to Wall Street and the Children's Fountain. Jim Lamont stated that the proposed plans are a vision for Vail and staff has delivered a qualitative plan that works for Vail. He said the question remains, however, how do we pay for these improvements, as all of these improvements are financially justifiable. Jim urged that the Commission to approve the project and that the Council fully fund this project. isGary Hartman was in favor of the master plan addendum and the plan must address the disconnect between Vail Village and the ski yard. Doug Cahill believed that this was a great master planning tool. He asked how the plan addressed the eastern most end of East Meadow Drive. Greg Hall talked about the improvements that Vail Mountain Lodge and the Mountain Haus have already installed and were recommended improvements. Chas Bernhardt asked what the main street surfaces would be? Greg Hall stated that most streets would be a form of decorative pavers. Rollie Kjesbo stated that he believed that the plan was on the right track and agreed with the use of a combination of paver materials. George Lamb believed that the most important aspect of the proposal was to ensure continuity amongst the improvements. Erickson Shirley stated that implementation was the key to the plan. He questioned the need to heat our streets. John Schofield commented that he agreed largely with the comments of Jim Lamont. He stated that funding and implementation were an unresolved issue. He asked for options for funding alternatives at the time of final review. John stated that snowmelt could be problematic in the absence of a coordinated operator. Gary Hartman made a motion to table this to July 14, 2003 George Lamb seconded this motion. The motion passed by a vote of 7-0. 9. A request for a conditional use permit, to allow for an outdoor dining deck, in accordance with Section 12-713-413, Conditional Uses, Vail Town Code, located at the Vista Bahn Building, 333 Hanson Ranch Road/Lot C, Block 2, Vail Village 15t Filing. Applicant: Remonov & Company, Inc., represented by Knight Planning Services, Inc. Planner: Bill Gibson TABLED UNTIL JUNE 23, 2003 10. Approval of May 12, 2003 minutes 11. 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 479-2130 for information. Sign language interpretation available upon request with 24 hour notification. Please call 479- 2356, Telephone for the Hearing Impaired, for information. Community Development Department 12 0 s Tj' -P"i ~ i 6 A yri dI i �,.3 m WBW mm I !hi m l9"-0" rt' -9" 11•-0' a � I 1 I J l9"-0" rt' -9" 11•-0' 11 412 W r 11 412 f gogo 1 - CINIS all low rte. •%�� . riw r• 1, moi* .//� �/!. �� � ►'�. '� ,���/��•� ■//►�� �r �ry//i ,a 1 iiiiiiiiir;::;:�itiu�� rwA WIN UNA PE WkIl :m� , 'Irk � 1 'r _ �t:��r+ �� • ��Q/�. 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