HomeMy WebLinkAbout2010-0823 PECPLANNING AND ENVIRONMENTAL COMMISSION
August 23, 2010
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W �F YAK
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75 S. Frontage Road - Vail, Colorado, 81657
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Water Quality Presentation — Kirby Wynn, ERWC Water Program Director 30 minutes
60 minutes
A request for a recommendation to the Vail Town Council on prescribed regulation amendments
to Chapter 12 -6, Residential Districts, Vail Town Code, pursuant to Section 12 -3 -7, Amendment,
Vail Town Code, to establish a new zone district, Vail Village Townhouse (VVT) District, and
setting forth details in regard thereto; and a request for a recommendation to the Vail Town
Council on proposed amendments to Chapter VII, Vail Village Sub - Areas, East Gore Creek Sub -
Area ( #6), Vail Village Master Plan, pursuant to Chapter VIII, Implementation and Amendment,
Vail Village Master Plan, to include recommendations related to a new Vail Village Townhouse
(VVT) District, and setting forth details in regard thereto. (PEC100011, PEC100035)
Applicant: Chris Galvin, represented by K.H. Webb Architects /Mauriello Planning Group
Planner: Bill Gibson
ACTION:
MOTION: SECOND: VOTE:
5 minutes
2. A request for an amendment to an Approved Development Plan, pursuant to Section 12- 61 -11,
Development Plan Required, Housing Zone District, Vail Town Code, to allow for revisions to the
required landscape plan and geologic hazard mitigation plan for the redevelopment of the
easternmost 5.24 acres of the Timber Ridge Village Apartments; and a request for the review of
a variance, from Section 14 -5 -1, Minimum Standards, Parking Lot and Parking Structure Design
Standards for All Uses, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code,
to allow for a crossover drive aisle width of less than thirty -feet (30') within the required parking
structure, located at 1280 North Frontage Road /Lots 1 -5, Block C, Lions Ridge Subdivision Filing
1,and setting forth details in regard thereto. (PEC100018 /PEC100019)
Applicant: Vail Timber Ridge L.L.C.
Planner: George Ruther
ACTION: Table to September 13, 2010
MOTION: SECOND: VOTE:
5 minutes
3. A request for a final recommendation to the Vail Town Council for prescribed regulations
amendments to Title 12, Zoning Regulations and Title 14, Development Standards, Vail Town
Code, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to provide regulations that will
implement sustainable building and planning standards, and setting forth details in regard
thereto. (PEC090028)
Applicant: Town of Vail
Planner: Rachel Friede
ACTION: Table to September 13, 2010
MOTION: SECOND: VOTE:
Page 1
4. Approval of August 9, 2010 minutes
MOTION: SECOND: VOTE:
5. Information Update
6. Adjournment
MOTION: SECOND: VOTE:
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. 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 information.
Community Development Department
Published August 20, 2010, in the Vail Daily.
Page 2
MEMORANDUM
To: Planning and Environmental Commission
From: Community Development Department
Date: August 23, 2010
Subject: A work session summarizing Gore Creek water quality monitoring results
and stream conditions funded by the Town of Vail through an annual
grant award to Eagle River Watershed Council.
Staff: Bill Carlson, Environmental Health Officer
Presenter: Kirby Wynn, ERWC Water Program Director
I. SUMMARY
The Planning and Environmental Commission has requested information
regarding the health of Gore Creek and a summary of water quality efforts
supported by the Town of Vail.
Gore Creek Water Quality Monitoring efforts have been developed in partnership
with the Eagle River Watershed Council to track water quality trends associated
with storm and other water runoff to Gore Creek and the Eagle River. Testing
results and stream observations by the USFS, USGS, DOW, ERWSD and the
Town of Vail indicate significant impacts to the water quality and ecology of Gore
Creek have occurred. Staff requests the Planning and Environmental
Commission listens to the presentation and asks any appropriate questions
relating to stream health and the monitoring activities on Gore Creek and the
Eagle River.
II. GORE CREEK WATER QUALITY DISCUSSION
• Collaborative monitoring activities funded by TOV in partnership with
Eagle River Watershed Council and others.
• What does monitoring data tell us?
• Water quality threats; 1 -70 /Black Gore Creek, urbanization
• Corrective efforts under way; i.e., stream track encroachments, Golf
Course bank erosion mitigation, 1 -70 culvert repairs, sediment basins
• Future assessments, planning and public education, Eagle River
Watershed Plan update
III. NEXT STEPS
Obtain feedback from water quality stakeholders in Town of Vail and
Eagle County.
Continue water quality monitoring of Gore Creek
Establish a long -term water quality protection and education program,
supported by the Town Council and community with adequate technical,
educational and financial resources.
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MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: August 23, 2010
SUBJECT: A request for a recommendation to the Vail Town Council on prescribed
regulation amendments to Chapter 12 -6, Residential Districts, Vail Town Code,
pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to establish a new
zone district, Vail Village Townhouse (VVT) District, and setting forth details in
regard thereto; and a request for a recommendation to the Vail Town Council on
proposed amendments to Chapter VII, Vail Village Sub - Areas, East Gore Creek
Sub -Area ( #6), Vail Village Master Plan, pursuant to Chapter VIII, Implementation
and Amendment, Vail Village Master Plan, to include recommendations related to
a new Vail Village Townhouse (VVT) District, and setting forth details in regard
thereto. (PEC100011, PEC100035)
Applicant: Chris Galvin, represented by K.H. Webb Architects /Mauriello
Planning Group
Planner: Bill Gibson
SUMMARY
The applicant, Chris Galvin, represented
Planning Group, is proposing to establish a
Townhouse (VVT) District.
by K.H. Webb Architects and Mauriello
new residential zone district, the Vail Village
While there is currently no application to apply this proposed zone district to any specific
property, the applicant believes that in the future, this new zone district could be applied
to the existing Vail Row Houses, Texas Townhomes, Vail Trails East, and the Vail Trails
Chalets townhouse developments. Each of these existing townhouse style properties
are currently zoned High Density Multiple - Family (HDMF) District and share similar
existing legally non - conforming zoning issues.
As discussed at the Planning and Environmental Commission's previous public hearings
on this application and a previous special development application, the existing
townhouse developments in Vail Village such as the Vail Row Houses, Texas
Townhomes, Vail Trails East, and Vail Trails Chalets are zoned High Density Multiple
Family (HDMF) District. These existing townhouse developments are legally non-
conforming in regard to several development standards of the HDMF District including
setbacks, density, landscape area, parking, etc. Some of the individual units in these
townhouse developments, including units 7 -13 Vail Row Houses and the Texas
Townhomes, were subdivided into individual townhouse lots years ago under Eagle
County jurisdiction. The standards of the HDMF District were intended to be applied to
comprehensive development sites and were not designed to be applied to the individual
units of a townhouse building.
The Town of Vail has granted multiple variances to facilitate the remodeling of individual
townhouse units which has resulted in the inconsistent application of zoning standards to
the various existing townhouse properties. Rather than perpetuate the current system of
requiring variances for most townhouse unit remodels, the applicant is proposing to
establish a new zone district specifically designed to regulate the existing townhouse
properties in Vail Village. The applicant is proposing to establish a new zone district to
simplify the development review process and to create incentives for redevelopment. In
conjunction with the proposed new zone district, the applicant is also proposing to
incorporate recommendations related to a new Vail Village Townhouse (VVT) District in
the Vail Village Master Plan.
In reviewing the applicant's request, the Planning and Environmental Commission must
answer the following questions:
• Should the Town of Vail adopt a new zoning district specifically
designed to regulate existing townhouse properties in Vail Village or
should these properties continue to be zoned High Density Multiple
Family District?
• If the Town of Vail were to adopt a new zone district, should this district
incentivise redevelopment of the existing townhouse properties in Vail
Village?
• If the Town of Vail were to adopt a new zone district, should this district
maintain the existing character of the townhouse properties in Vail
Village?
• If the Town of Vail were to adopt a new zone district to incentivise
redevelopment and maintain the existing character of townhouse
properties in Vail Village, do the following proposed items achieve that
policy?
■ Increasing development rights to reduce nonconformities
and the need for future variances.
■ Increasing development rights to reduce inequities
created by previous variances and previous 250
Ordinance /Interior Conversion additions.
■ Establishing zoning standards that differentiate between
townhouse buildings and individually platted townhouse
lots within a building.
■ Basing lot area calculations on "site area" rather than the
more restrictive "buildable area ".
■ Reducing the minimum lot area standards for individually
platted townhouse lots within a building.
■ Eliminating side setback requirements between adjoining
individually platted townhouse lots within a building.
■ Reducing setback requirements to match the existing
built conditions.
■ Basing density calculations on "site area" rather than the
more restrictive "buildable area ".
■ Increasing the allowable density standards to match
existing built conditions.
■ Basing GRFA calculations on "site area" rather than the
more restrictive "buildable area ".
■ Facilitating "demo /rebuild" redevelopment without the
loss of existing development potential by eliminating "250
Ordinance" and "Interior Conversion" additions and
adjusting the GRFA formula to include an equivalent floor
area potential.
■ Increasing the allowable GRFA above current levels.
■ Reducing the minimum landscape area standards.
■ Modifying the parking standards to allow existing surface
parking conditions to continue.
Based upon Staff's review of the criteria outlined in Section V of this memorandum and
the evidence and testimony presented, should the Planning and Environmental
Commission choose to forward a recommendation of approval for this request subject to
the findings noted in Section VI of this memorandum, Staff recommends the
Commission consider adopting the modifications identified in Section III of this
memorandum. The applicant's request has been attached for review (Attachment A).
BACKGROUND
The Planning and Environmental Commission held public hearing work sessions on this
application on April 26, May 10, June 14, and July 12, 2010. The applicant has revised
their proposal based upon the public comment and Commissioner input from these
hearings.
DESCRIPTION OF REQUEST
PROPOSED NEW ZONE DISTRICT
The following is a summary of the applicant's proposed regulation amendments to
establish the new Vail Village Townhouse (VVT) District. As discussed at the Planning
and Environmental Commission's last hearing, the applicant has included "Vail Village"
in the name of the proposed district to further clarify the intent of this new zone district
and to help limit the scope of its future application to properties within the Vail Village
area such as the discussed Vail Row Houses, Texas Townhomes, Vail Trails East, and
the Vail Trails Chalets properties. By its name, this district is not intended to be applied
to townhouse developments in other Vail neighborhoods.
The applicant's proposed text is in italic font, followed by a Staff analysis. Any Staff
recommended modifications to the applicant's proposed text are in bold font and text
recommended to be deleted is in font.
12 -6J -1: PURPOSE:
Vail Village Townhouse District is intended to provide sites and maintain the unique
character of existing townhouse and row house development in the Vail Village
Master Plan area of the Town of Vail. The Vail Village Townhouse district is intended
to ensure adequate light, air, open space, and other amenities commensurate with
attached or row dwellings, and to maintain the desirable residential and resort
qualities of the zone 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 zone district.
This zone district was specifically developed to regulate existing townhouse and row
house properties that were legally nonconforming in the High Density Multiple Family
District. The Vail Village Townhouse District is meant to encourage and provide
incentives for redevelopment of existing townhouse and row house properties in
accordance with the Vail Village Master Plan. The incentives in this zone district
include differentiating between properties subdivided and regulated as a
comprehensive townhouse building from those properties subdivided and regulated
as individual townhouse lots within a building, reductions in lot area standards,
reductions in setbacks, increases in density, increases in gross residential floor area
(GRFA), reductions in landscaping area, and reductions in parking design
requirements. More restrictive building height requirements have been applied to
these properties in accordance with the Vail Village Master Plan to maintain the
existing character of townhouse and rowhouse development in Vail Village.
Staff Analysis: Staff believes the proposed purpose statement is consistent with
the format of the Town's zoning regulations and communicates the intent of the
new district.
• 12 -6J -2: PERMITTED USES:
The following uses shall be permitted in the VVT district:
Employee housing units, as further regulated by chapter 13 of this title.
Multiple- family residential dwellings, including to townhouses or attached row
dwellings.
12 -6J -3: CONDITIONAL USES:
The following conditional uses shall be permitted in the VVT district, subject to
issuance of a conditional use permit in accordance with the provisions of chapter 16
of this title:
Bed and breakfasts, as further regulated by section 12 -14 -18 of this title.
Communications antennas and appurtenant equipment.
Home child daycare facilities, as further regulated by section 12 -14 -12 of this title.
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Private unstructured parking.
Public and private schools.
Public buildings, grounds and facilities.
Public park and recreation facilities.
Public utility and public service uses.
Timeshare units.
12 -6J -4: ACCESSORY USES:
The following accessory uses shall be permitted in the VVT district:
Home occupations, subject to issuance of a home occupation permit in accordance
with the provisions of section 12 -14 -12 of this title.
Private greenhouses, tool sheds, playhouses, attached garages or carports,
swimming pools, or recreation facilities customarily incidental to permitted residential
and lodge uses.
Other uses customarily incidental and accessory to permitted or conditional uses,
and necessary for the operation thereof.
Staff Analysis: The applicant is proposing that many of the land uses allowed in
the High Density Multiple Family (HDMF) District also be allowed in the new
townhouse district. The applicant is not proposing to allow lodges, dog kennels,
funiculars, private clubs, public parking, religious institutions, or ski lifts in this
new townhouse district. Staff generally supports the applicant's approach of
allowing similar uses in the new townhouse district as are allowed in the HDMF
District. At its July 12, 2010, the Planning and Environmental Commission
determined that the applicant's proposed permitted, conditional, and accessory
uses are appropriate in the new townhouse zone district.
12 -6J -5: LOT AREA AND SITE DIMENSIONS:
The minimum lot or site area shall be ten thousand (10,000) square feet of site area
for a comprehensive development site. For individually platted townhouse lots within
a development site, the minimum lot or site area shall be two thousand (2,000)
square feet of site area. Each site shall have a minimum frontage of twenty feet (20).
Staff Analysis: The proposed minimum lot size requirements of the new
townhouse district distinguish between those townhouse units considered to be
part of a larger, comprehensive development site and those townhouse units
considered individual lots /development sites. This concept was supported by the
Planning and Environmental Commission at its July 12, 2010 public hearing.
Staff recommends the proposed text be modified to better distinguish these two
scenarios.
At its July 12, 2010 public hearing, the Planning and Environmental Commission
determined that to simplify the development review process by eliminating the
need for two different lot area calculations, the minimum lot size standards in the
new townhouse district should be based upon total site area rather than
"buildable area" as in the High Density Multiple Family District. "Buildable area"
is that portion of a lot not located in a floodplain, red avalanche hazard, or on
slopes greater than 40 %. Since only minor differences exist between site area
and buildable area for the Vail Row Houses, Texas Townhomes, Vail Trails East,
and the Vail Trails Chalets due to the presence of the Gore Creek floodplain in
limited areas of those properties, Staff also supports this proposed methodology.
As directed by the Planning and Environmental Commission at it July 12, 2010
public hearing, the applicant has revised the proposed text amendment to include
a minimum street frontage standard similar to other residential zone districts.
Staff recommends the proposed district include a minimum lot dimension
standard similar to the Town's other residential zone districts. The Town's other
residential zone districts require lots to be of a size and shape capable of
enclosing an eighty foot (80') by eighty foot (80') square within its boundaries.
Given the size and dimensions of the existing townhouse lots in Vail Village, Staff
recommends each site be capable of enclosing a twenty foot (20) by forty foot
(40') rectangle.
Staff recommends the following modifications to the proposed lot area and site
dimension standards:
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Each site shall have a minimum frontage of twenty feet (20'). Each
development site shall be of a size capable of enclosing a rectangle area of
twenty feet (20) by forty feet (40) within its boundaries.
The minimum lot or site area for those properties subdivided and regulated
as a comprehensive townhouse building shall be ten thousand (10,000)
square feet.
The minimum lot or site area for those properties subdivided and regulated
as individual townhouse lots within a building shall be two thousand
(2,000) square feet of site area.
12 -6J -6: SETBACKS:
The minimum setback shall be twenty feet (20) from the front, side, and rear
property lines. There shall be no setback from property lines which exist between
attached dwelling units. It is recognized that many existing townhouse properties
have setbacks of less than 20'. In these cases, structures that are demolished may
be rebuilt to the prior existing setback dimension.
Staff Analysis: The applicant is proposing to maintain the existing 20 foot setback
requirements of the High Density Multiple Family District around the perimeter of
townhouse developments. The applicant is proposing to eliminate the setback
requirements between individual townhouse units. Staff believes a zero setback
policy between units is necessary for the successful implementation of a
townhouse zone district.
At its July 12, 2010 public hearing the Planning and Environmental Commission
recommended that encroachments into the required setbacks should be
addressed through the variance review process. The Commission did not
6
support creating setback standards in this new zone district based solely upon
the existing built conditions at the existing Vail Row Houses, Texas Townhomes,
Vail Trails East, and the Vail Trails Chalets townhouse developments. Staff
believes the applicant's proposed text should be modified to remove the
statement about non - conforming structures as follows:
The minimum setback shall be twenty feet (20) from the front, side, and rear
property lines. There shall be no required side setback for properties
subdivided and regulated as individual townhouse lots within a building
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12 -6J -7: HEIGHT:
For a flat roof or mansard roof, the height of buildings shall not exceed forty five feet
(45). For a sloping roof, the height of buildings shall not exceed forty eight feet (48).
The initial eave height along a public street shall be as regulated by the Vail Village
Master Plan.
Staff Analysis: The applicant is proposing to continue the 45 foot flat roof and 48
foot sloping roof building height limits of the High Density Multiple Family District
in the new townhouse district. Staff supports the applicant's proposal to maintain
these allowable building height standards.
The applicant is proposing that an initial roof eave height limit be regulated by the
Vail Village Master Plan. Staff agrees with the applicant's intent of minimizing
the perceived bulk and mass of townhouse structures from the street. Staff
believes the Vail Village Master Plan should quantify the appropriate eave
heights for those specific properties being discussed during the review of this text
amendment application.
• 12 -6J -8: DENSITY CONTROL:
The existing number of legally established units on a property or twenty -five dwelling
units per acre of total site area, whichever is greater, shall be allowed. A dwelling unit
in a multiple- family or townhouse building may include one attached accommodation
unit no larger than one -third (113) of the total floor area of the dwelling.
Staff Analysis: Similar to the HDMF District, the applicant is proposing that the
density in the new townhouse zone district to be 25 dwelling units per acre.
However, in the HDMF District, the allowable density is based upon acres of
"buildable area" rather than total lot area. As discussed above, minor differences
exist between the site area and buildable area of the Vail Row Houses, Texas
Townhomes, Vail Trails East, and the Vail Trails Chalets due to the presence of
100 -year floodplain on portions of those properties. At its July 12, 2010 public
hearing the Planning and Environmental Commission supported this proposal to
utilize total site area, rather than buildable area, to simplify the development
review process.
The applicant is proposing that the allowable density be the greater of 25 units
per acre and "the existing number of legally established units on a property'. The
7
Town Vail currently quantifies allowable density based upon existing built
conditions, rather than solely upon a number of units per acre, in Lionshead
through the density control standards of the Lionshead Mixed Use 1 and
Lionshead Mixed Use 2 Districts. While this methodology is currently used in
another zone district, Staff acknowledges that establishing an existing built
condition as the allowable density standard in the Vail Village Townhouse District
will complicate the development review process and create inequities between
similarly zoned properties.
• 12 -6J -9: GROSS RESIDENTIAL FLOOR AREA:
Not more than one hundred fifty (150) square feet of gross residential floor area
(GRFA) shall be permitted for each one hundred (100) square feet of total site area.
Attached or row dwellings in this zone district shall not be entitled to additional gross
residential floor area under section 12 -15 -5: Additional Gross Residential Floor Area
(250 Ordinance), or section 12 -15 -4: Interior Conversions of this title. There shall be
no exclusion to gross residential floor area granted for enclosed garage space within
individual dwelling units as referenced in Chapter 15 Gross Residential Floor Area.
Staff Analysis: The Planning and Environmental Commission held a work session
at its June 14, 2010 public hearing to discuss gross residential floor area (GRFA)
in the proposed townhouse zone district. The subject of GRFA was again
discussed at the Commission's July 12, 2010 public hearing. Based upon
comments from the Commission from those hearings, the applicant is proceeding
with their request to allow 150 square feet of GRFA for each 100 square feet of
total site area (1.5 GRFA ratio).
In the High Density Multiple Family District, the allowable GRFA is based upon
the "buildable area" rather than total lot area. As discussed above, minor
differences exist between the site area and buildable area of the Vail Row
Houses, Texas Townhomes, Vail Trails East, and the Vail Trails Chalets due to
the presence of the 100 -year floodplain on limited portions of those properties.
At its July 12, 2010 public hearing the Planning and Environmental Commission
recommended using total site area for the GRFA calculations to simplify the
development review process.
As discussed in the upcoming parking and loading standards analysis, the
Planning and Environmental Commission does not support the construction of
first floor garages at the existing townhouse developments, and at its July 12,
2010 recommended that the applicant eliminate the current GRFA deductions for
garages.
The applicant is proposing to exclude units in the townhouse zone district from
utilizing the "250 Ordinance" or the "Interior Conversion" additional GRFA
provisions of the Vail Town Code. Staff believes this policy will simplify the
development review process and eliminate the potential loss of development
rights associated with a demo /rebuild of an existing townhouse unit that has
previously constructed 250 Ordinance or Interior Conversion additions. Staff
believes this policy of excluding townhouse units from utilizing the 250 Ordinance
and the Interior Conversion provision, and instead adjusting the allowable GRFA
formulas to prevent a loss of development rights, creates equity among property
owners in the same zone district.
8
The applicant's proposed 1.5 GRFA ratio is not a doubling of the current 0.76
High Density Multiple Family District GRFA ratio due to the current 250
Ordinance and Interior Conversion provisions of the Vail Town Code. The 250
Ordinance and Interior Conversion provision allow property owners to add floor
area to existing dwelling units beyond the allowable 0.76 ratio. Staff believes the
applicant's proposed 1.5 GRFA ratio more than compensates the majority of the
existing Vail Village townhouse properties for the proposed loss of 250
Ordinance and Interior Conversion additional floor area opportunities. The
applicant intends the proposed 1.5 GRFA ratio to also be a floor area incentive
for the redevelopment of existing townhouse properties.
In 2004, the Town of Vail amended the GRFA standards in the residential zone
districts and eliminated eligibility to utilize the 250 Ordinance and Interior
Conversion in the Hillside, Single Family, Two - Family, and Two - Family
Primary /Secondary Residential Districts. The allowable GRFA formulas in these
districts were adjusted to compensate for these exclusions. In 2004, the newly
adopted "basement deduction" compensated for the loss of crawlspace Interior
Conversion opportunities and the GRFA formulas were increase by 15% to
compensate for the loss of attic Interior Conversion opportunities. The GRFA
formulas were also adjusted for the loss of 250 Ordinance opportunities based
upon conforming density.
The first reading ordinance amending GRFA in 2004 eliminated eligibility to
utilize the 250 Ordinance and Interior Conversion provisions in the multiple family
districts. The High Density Multiple Family District was proposed to be modified
to a GRFA ratio of 1.0 to compensate for these exclusions. The second, and
final, reading ordinance preserved the 250 Ordinance and Interior Conversion
opportunities, the Town Council adopted the existing 0.76 GRFA ratio in the High
Density Multiple Family District.
An unintended consequence of the 2004 GRFA amendments was the reset of
eligibility for utilizing the 250 Ordinance in multiple family zone districts. 250
Ordinance additions constructed prior to 2004 were considered part of the new
allowable GRFA, and if properties did not have enough new allowable GRFA to
absorb a previous 250 Ordinance addition, that addition was "grandfathered" as a
legal non - conformity. The effect of the 2004 GRFA amendments is that some
properties may be allowed to construct two 250 Ordinance additions (one before
and one after 2004).
While the applicant is proposing to establish a new townhouse zone district to
simplify the development review process, the applicant also intends the proposed
new zone district to create incentives for redevelopment of existing townhouse
properties in the Vail Village. Staff supports modifying the existing High Density
Multiple Family District 0.76 GRFA ratio to compensate for the elimination of the
current 250 Ordinance and Interior Conversion additions in the proposed
townhouse district. Staff believes this policy can be achieved with a 1.25 GRFA
ratio. Should the Planning and Environmental Commission choose to
recommend adoption of the proposed new zone district, Staff recommends the
Commission consider the modifying the proposed GRFA standards as follows:
Not more than one hundred and twenty five (125)
square feet of gross residential floor area (GRFA) shall be permitted for each one
hundred (100) square feet of total site area. Attached or row dwellings in this
zone district shall not be entitled to additional gross residential floor area under
section 12 -15 -5: Additional Gross Residential Floor Area (250 Ordinance), or
section 12 -15 -4: Interior Conversions of this title. There shall be no exclusion to
gross residential floor area granted for enclosed garage space within individual
dwelling units as referenced in Chapter 15 Gross Residential Floor Area.
• 12- 6J -10: SITE COVERAGE:
Site coverage shall not exceed fifty five (55 %) of the total site area.
Staff Analysis: The applicant is proposing to maintain the existing High Density
Multiple Family District site coverage limit of 55% of the total site area. Staff
supports the applicant's continuation of the existing site coverage standards.
12- 6J -11: LANDSCAPING AND SITE DEVELOPMENT:
At least twenty percent (20 %) of the total site area shall be landscaped.
Staff Analysis: The applicant is proposing that a minimum of 20% of the total site
area be landscaped in the new townhouse district. This proposal is less
restrictive than the 30% landscaping standard of the High Density Multiple Family
District. The applicant is proposing 20% landscaping based upon the existing
conditions at the Vail Row Houses, Texas Townhomes, Vail Trails East, and the
Vail Trails Chalets townhouse developments. Staff believes the proposed 20%
landscaping standard maintains the existing character of the townhouse
developments in Vail Village.
• 12- 6J -12: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with chapter 10 of this
title. Required parking currently located within the street right -of -way may continue
subject to a revocable right -of -way permit issued by the Town of Vail.
Staff Analysis: Similar to the other residential zone districts in the Town of Vail,
the proposed parking requirements for the townhouse district are in accordance
with Chapter 12 -10, Off Street Parking and Loading, Vail Town Code. Staff
supports this approach in regulating parking in the new zone district.
The applicant's proposed parking and loading standards deviate from the High
Density Multiple Family District by not including a requirement prohibiting parking
in the front setback and not requiring that at least 75% of the parking be located
within a building.
Contrary to the current recommendations of the Vail Village Master Plan, the
proposed townhouse district also does not require parking to be enclosed as part
of a redevelopment project. Instead, the proposed townhouse district allows
existing surface parking located within the front setback and the street right -of-
way to continue.
At its July 12, 2010 public hearing, the Planning and Environmental Commission
recognized that individual unit remodels are more likely to occur in the future than
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the comprehensive demolition and re -build of an entire townhouse development.
The Commission determined that continuing the existing surface parking
scenarios at the Vail Row Houses, Texas Townhomes, Vail Trails East, and the
Vail Trails Chalets townhouse developments, while not ideal, are preferred to the
construction of individual first floor garages. The Commission recognized that
individual below grade garages may not be feasible due to site constraints such
as lot width, grade, the distance between building and the street, etc. The
Commission recognized that the construction of individual garages would like
occur on the first floor. The Commission expressed concerns that first floor
garages would eliminate any existing landscaping between the townhouse
buildings and the street, would create an urban building character inconsistent
with the desired pedestrian character of Vail Village, and would displace existing
first floor gross residential floor area (GRFA) to upper stories thus increasing
building height, bulk, and mass.
Based upon the Planning and Environmental Commission's recommendation to
allow parking in the front setback within the new townhouse district, Staff
supports the proposed text eliminating the High Density Multiple Family District
language prohibiting parking in the front setback. Staff recommends the Vail
Village Master Plan be amended to address parking for the existing townhouse
properties, and therefore recommends the proposed text be amended as follows:
Off street parking and loading shall be provided in accordance with chapter 10 of
this titl RequiKed pa44pg GuF, leGated wit-l�.p t.he stTee ;gl# of may
and the Vail Village Master Plan.
• Related "House Keeping" Town Code Amendments:
The applicant's proposal does not include the related text amendments
necessary to establish a new zone district in the Vail Town Zoning Regulations.
Staff will incorporate these "house keeping" amendments in the proposed
ordinance presented to the Town Council for review. These amendments include
the addition of the "Vail Village Townhouse (VVT) District" in the same manner as
the High Density Multiple Family District to Title 12, Zoning Regulations, table of
contents; Chapter 12 -2, Definitions (add initial eave height, townhouse,
townhouse building); Chapter 12 -4, Districts Established; Chapter 12 -13,
Employee Housing; Chapter 15, Gross Residential Floor Area; Chapter 21,
Hazard Regulations; Chapter 24, Inclusionary Zoning; etc.
PROPOSED VAIL VILLAGE MASTER PLAN AMENDMENTS
The following is a summary of the applicant's proposed Vail Village Master Plan
amendments to address the proposed new Vail Village Townhouse (VVT) District. The
applicant's proposed master plan additions are in underlined font and deletions are in
font, followed by a Staff analysis. Any Staff recommended modifications to
the applicant's proposed text are in bold font and text recommended to be deleted is in
font.
11
EAST GORE CREEK SUB AREA ( #6)
A number of the earliest projects developed in Vail are located in the East Gore
Creek Sub -Area. Development in this area is exclusively multi - family condominium
and townhouse projects with a very limited amount of support commercial. Surface
parking is found at each site, which creates a very dominant visual impression of the
sub -area.
While the level of development in East Gore Creek is generally greater than that
allowed under existing zoning, this area has the potential to absorb density without
compromising the character of the Village. This development could be
accommodated by partial infills of existing parking areas balanced by greenspace
additions or through increasing the height of existing buildings (generally one story
over existing heights). In order to maintain the architectural continuity of projects,
additional density should be considered only in conjunction with the comprehensive
redevelopment of condominium projects or redevelopment of individual townhouse
units. There are several townhouse proiects within this subarea which were platted
and /or constructed under Eagle County iurisdiction. These townhouse proiects are
nonconforming with the many of development standards (including, but not limited to
density, GRFA, setbacks, site coverage, landscape area) of the Town Zoning
Regulations. It is recommended that greater flexibility with the standards may be
necessary to allow these townhouse proiects to redevelop. This flexibility may be
achieved through the approval of variances. However, the granting of variances
should consider potential impacts to the character of the neighborhood.
Clearly, one of the main objectives to consider in the redevelopment of any property
should be to improve existing parking facilities. This includes satisfying parking
demands for existing and additional development
The opportunity to introduce below grade
structured parking in front of Vail Trail Chalets, Vail Trails East, and Texas
Townhomes will greatly improve pedestrianization and landscape features in this
area. This should be considered a goal of any redevelopment proposal in this sub-
area.
In furtherance of this goal the Town should encourage these property owners to work
together to develop a comprehensive redevelopment of the parking to a below grade
structure with a landscaped park -like treatment on the surface. This redevelopment
may involve the need to vacate or otherwise modify the right -of -way that exists within
the current parking areas. Development or redevelopment of this sub -area may rill
attract additional traffic and population into this area and may have significant
impacts upon portions of Sub -Areas 7 and 10.
Staff Analysis: Neither the Planning and Environmental Commission nor the Vail
Town Council have recently discussed vacating the street right -of -way in front of
the Vail Trails complex. Staff is not opposed to this concept, but believes this
concept should be addressed as a separate policy discussion and not included in
this proposed master plan amendment without additional analysis and public
input. Staff recommends the following text be deleted until such time as a
separate sub -area master planning process has been completed:
A number of the earliest projects developed in Vail are located in the East Gore
Creek Sub -Area. Development in this area is exclusively multi - family
12
condominium and townhouse projects with a very limited amount of support
commercial. Surface parking is found at each site, which creates a very dominant
visual impression of the sub -area.
While the level of development in East Gore Creek is generally greater than that
allowed under existing zoning, this area has the potential to absorb density
without compromising the character of the Village. This development could be
accommodated by partial infills of existing parking areas balanced by greenspace
additions or through increasing the height of existing buildings (generally one
story over existing heights). In order to maintain the architectural continuity of
projects, additional density should be considered only in conjunction with the
comprehensive redevelopment of condominium projects or redevelopment of
individual townhouse units. There are several townhouse proiects within this
subarea which were platted and /or constructed under Eagle County iurisdiction.
These townhouse proiects are nonconforming with the many of development
standards (including, but not limited to density. GRFA, setbacks, site coverage,
landscape area) of the Town Zoning Regulations. It is recommended that greater
flexibility with the standards may be necessary to allow these townhouse proiects
to redevelop. This flexibility may be achieved through the approval of variances
or the establishment of a townhouse zone district However, the granting of
variances or the establishment of a townhouse zone district should consider
potential impacts to the character of the neighborhood.
Clearly, one of the main objectives to consider in the redevelopment of any
property should be to improve existing parking facilities. This includes satisfying
parking demands for existing and additional development
The opportunity to introduce
below grade structured parking, with a landscaped park -like treatment on the
surface, in front of Vail Trail Chalets, Vail Trails East, and Texas Townhomes will
greatly improve pedestrianization and landscape features in this area. This
should be considered a goal of any redevelopment proposal in this sub -area.
Development or redevelopment
of this sub -area may attract additional traffic and population into this area and
may have significant impacts upon portions of Sub -Areas 7 and 10.
#6 -1 ReSi '°nfi - al . 1 " Texas Townhomes/Vail Trails
Additional floor or residential development over what is existing. Additional density
and floor area to be considered only in conjunction with a Gom Fehon ' _
redevelopment of each condominium project or redevelopment of individual
properties in the case of a townhouse property A key factor in the redevelopment of
these properties will be to relocate required parking in underground structures or a
single unified structure serving all adiacent properties under what is today a surface
parking lot This will allow for increased landscaping and overall improvements to
pedestrian ways to create a park -like setting on the surface in this area. The existing
parking areas serving the Vail Trails East and Vail Trails Chalets are currently
encumbered with a street right -of -way as they have since the 1960`s. In order to
13
residential properties, the Town may need to consider vacatinq this right -of -way. In
order to implement increased floor area, either the initial eave height alonq the south
elevation of buildings should be at 35' in height or less or there shall be a horizontal
stepback in building facades of 2' to 3' in the first 35' of building height. The intent of
this is to maintain the existing character of the neighborhood, with the appearance of
2 -3 story buildings along the front elevation. In all cases, the mature pines along
Gore Creek shall be maintained. Stream impact must be considered. Special
emphasis on 1.2, 2.3, 2.6, 3.1, 5.1, 6.2.
Staff Analysis: Neither the Planning and Environmental Commission nor
the Vail Town Council have recently discussed vacating the street right -
of -way in front of the Vail Trails complex. Staff is not opposed to this
concept; but believes this concept should be addressed as a separate
policy discussion and not included in this proposed master plan
amendment without additional analysis and public input. Staff
recommends the following text be deleted until such time as a separate
sub -area master planning process has been completed. Staff
recommends this proposed text be modified as follows:
Additional floor or residential development over what is existing.
Additional density and floor area tQ may be considered 444 in
conjunction with a GopqpFeheps redevelopment of each
townhouse building or individual townhouse lot within a
building ==@
A key factor in the redevelopment of these
properties will be to relocate required parking in underground structures
or a single unified structure servinq all adiacent properties
This will allow for increased landscaping and
overall improvements to pedestrian ways to create a park -like setting on
the surface in this area.
In order to implement increased floor area, either the initial eave
height alonq the south elevation of buildings should be at 35' in height or
less or there shall be a horizontal stepback in building facades of 2' to 3'
in the first 35' of building height. The intent of this is to maintain the
existing character of the neighborhood, with the appearance of 2 -3 story
buildings alonq the front elevation. In all cases, the mature pines along
Gore Creek shall be maintained. Stream impact must be considered.
Special emphasis on 1. 2, 2.3, 2.6, 3.1, 5.1, 6.2.
#6 -3 Vail Row Houses
Additional density and floor area to be considered only in conjunction with
individual redevelopment applications. It is recognized as not being practical to
require subsurface parking in this area due to the limited site area, and the
impact of individual units constructing garages could have on the appearance
and character of the area. As a result, it is recommended that enclosed parking
be considered on a case -by -case basis, and may be limited to single -car garages
14
driveway widths shall be minimized and increased areas for landscaping should
be considered. Surface parking should be improved when redevelopment occurs
using high quality landscape paver treatments and the current "post and chain"
parking delineation should be upgraded to other methods to identify private
parking. In order to implement increased floor area, either the initial eave height
along the south elevation of buildings should be at 35' in height or less or there
shall be a horizontal step -back in the building facade of 2' to 3' in the first 35' of
building height. The intent of this is to maintain the existing character of the
neighborhood, with the appearance of 2 -3 story buildings along the front
elevation. Improvement of the stream corridor consistent with Town policies
should be considered with redevelopment applications. Special emphasis on 1.2,
2.3, 2.6, 3.1, 5.1, 6.2.
Staff Analysis: Staff recommends this proposed text be modified as
follows:
Additional density and floor area to- be considered in
conjunction with individual redevelopment applications. It is recognized as
not being practical to require subsurface parking in this area due to the
limited site area, and the impact of individual units constructing garages
could have on the appearance and character of the area. As a result, it is
recommended that enclosed parking be considered on a case -by -case
basis, and may be limited to single -car garages (with the depth to allow
for tandem parking when possible). When possible, driveway widths shall
be minimized and increased areas for landscaping should be considered.
Surface parking should be improved when redevelopment occurs using
high quality landscape paver treatments and the current `post and chain"
parking delineation should be 464 replaced with other methods
to identify private parking. In order to implement increased floor area,
either the initial eave height along the south elevation of buildings should
be at 35' in height or less or there shall be a horizontal step -back in the
building facade of 2' to 3' in the first 35' of building height. The intent of
this is to maintain the existing character of the neighborhood, with the
appearance of 2 -3 story buildings along the front elevation. Improvement
of the stream corridor consistent with Town policies should be considered
with redevelopment applications. Special emphasis on 1.2, 2.3, 2.6, 3.1,
5.1, 6.2.
IV. APPLICABLE DOCUMENTS
ZONING REGULATIONS
12 -1 -2: PURPOSE:
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 conserve and enhance its
natural environment and its established character as a resort and residential community
of high quality.
I5
B. Specific: These regulations are intended to achieve the following more specific
purposes:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and
other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and to
lessen congestion in the streets.
4. To promote adequate and appropriately located off street parking and loading
facilities.
5. To conserve and maintain established community qualities and economic values.
6. To encourage a harmonious, convenient, workable relationship among land uses,
consistent with municipal development objectives.
7. To prevent excessive population densities and overcrowding of the land with
structures.
8. To safeguard and enhance the appearance of the town.
9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable
natural features.
10. To assure adequate open space, recreation opportunities, and other amenities
and facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viable community.
VAIL LAND USE PLAN
Goal 1. General Growth /Development
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
developed areas (infill areas).
Goal 4. Village Core /Lionshead
4.2 Increased density in the Core areas is acceptable so long as the existing
character of each area is preserved through implementation of the Urban Design
Guide Plan and the Vail Village Master Plan.
4.3 The ambiance of the Village is important to the identity of Vail and should be
preserved. (Scale, alpine character, small town feeling, mountains, natural
settings, intimate size, cosmopolitan feeling, environmental quality.)
Goal 5. Residential
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.
16
5.4 Residential growth should keep pace with the market place demands for a full
range of housing types.
VAIL VILLAGE MASTER PLAN
CHAPTER V. GOALS, OBJECTIVES, AND ACTION STEPS
GOAL #1: Encourage high quality, redevelopment while preserving unique architectural
scale of the village in order to sustain its sense of community and identity.
Objective 1.1 Implement a consistent development review process to reinforce
the character of the Village.
Objective 1.2: Encourage the upgrading and redevelopment of residential and
commercial facilities.
Policy 1.2.1: Additional development may be allowed as identified by the Action
Plan and as is consistent with the Vail Village Master Plan and Urban Design
Guide Plan.
Objective 1.4: Recognize the `historic" importance of the architecture, structures,
landmarks, plazas and features in preserving the character of Vail Village.
Policy 1.4.2 The Town may grant flexibility in the interpretation and
implementation of its regulations and design guidelines to help protect and
maintain the existing character of Vail Village.
GOAL #2: To foster a strong tourist industry and promote year- around economic health
and viability for the village and for the community as a whole.
Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas
throughout the Village and allow for development that is compatible with these
established land use patterns.
Policy 2.1.1: The zoning code and development review criteria shall be
consistent with the overall goals and objectives of the Vail Village Master Plan.
GOAL #3: To recognize as a top priority the enhancement of the walking experience
throughout the village.
Policy 3.1.1: Private development projects shall incorporate streetscape
improvements (such as paver treatments, landscaping, lighting and seating
areas), along adjacent pedestrian ways.
Objective 3.2: Minimize the amount of vehicular traffic in the Village to the
greatest extent possible.
GOAL #5: Increase and improve the capacity, efficiency, and aesthetics of the
transportation and circulation systems throughout the village.
17
Policy 5.1.5: Redevelopment projects shall be strongly encouraged to provide
underground or visually concealed parking.
CHAPTER VII: Vail Village Sub -Areas
East Gore Creek Sub -Area ( #6)
;7
r r .
A number of the earliest projects developed in Vail are located in the East Gore Creek
Sub -Area. Development in this area is exclusively multi - family condominium projects
with a very limited amount of support commercial. Surface parking is found at each
site, which creates a very dominant visual impression of the sub -area.
While the level of development in East Gore Creek is generally greater than that
allowed under existing zoning, this area has the potential to absorb density without
compromising the character of the Village. This development could be accommodated
by partial infill of existing parking areas balanced by green space additions or through
increasing the height of existing buildings (generally one story over existing heights). In
order to maintain the architectural continuity of projects, additional density should be
considered only in conjunction with the comprehensive redevelopment of projects.
Clearly, one of the main objectives to consider in the redevelopment of any property
should be to improve existing parking facilities. This includes satisfying parking
demands for existing and additional development, as well as design considerations
relative to redevelopment proposals. The opportunity to introduce below grade
structured parking will greatly improve pedestrianization and landscape features in this
area. This should be considered a goal of any redevelopment proposal in this sub -area.
Development or redevelopment of this sub -area will attract additional traffic and
population into this area and may have significant impacts upon portions of Sub -Areas 7
and 10.
V. PRESCRIBED REGULATION AMENDMENT AND MASTER PLAN AMENDMENT
REVIEW CRITERIA
Before acting on an application for an amendment to the Zoning Regulations or the Vail
Village Master Plan, the Planning and Environmental Commission shall consider the
following factors with respect to the requested text amendment:
18
1. The extent to which the text amendment furthers the general and specific
purposes of the zoning regulations; and
Staff believes the proposed Zoning Regulations amendments and Vail Village Master
Plan amendments, with Staff's proposed modifications, further the goals general and
specific purposes of the zoning regulations by establishing zoning standards and
development recommendations specifically designed to address the redevelopment of
the existing townhouse properties in Vail Village. Based upon Staff's analysis and
recommended modifications outlined in Section III of this memorandum, Staff believes
the proposed amendments further the purposes of the zoning regulations.
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
The Town of Vail has granted multiple variances to facilitate the remodeling of several
individual townhouse units in Vail Village which has resulted in the inconsistent
application of zoning standards to existing townhouse properties. Rather than
perpetuate the current system of requiring variances for most townhouse unit remodels,
the proposed new zone district, and associated master plan amendments, are designed
to regulate the existing townhouse developments in Vail Village. The proposed
amendments will minimize the need for future variances and will simplify the
development review process.
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
The existing townhouse developments in Vail Village such as the Vail Row Houses,
Texas Townhomes, Vail Trails East, and Vail Trails Chalets are zoned High Density
Multiple Family (HDMF) District. These existing townhouse developments are legally
non - conforming in regard to several development standards of the HDMF District
including setbacks, parking, density, etc. The standards of the HDMF District were
intended to be applied to condominium developments and were not designed to be
applied to townhouse developments consisting of individually platted lots. The Town of
Vail has granted multiple variances to facilitate the remodeling of several non-
conforming townhouse properties which has resulted in the inconsistent application of
zoning standards to existing townhouse properties.
4. The extent to which the text amendment provides a harmonious, convenient,
workable relationship among land use regulations consistent with municipal
development objectives; and
Based upon Staff's analysis and recommended modifications outlined in Section III of
this memorandum, Staff believes the propose zoning regulation and master plan
amendments are consistent with the Zoning Regulations purposes, Land Use Plan
goals, and Vail Village Master Plan goals, objectives, and policies outlined in Section IV
of this memorandum.
19
5. Such other factors and criteria the planning and environmental commission
and /or council deem applicable to the proposed text amendment.
VI. STAFF RECOMMENDATION
Should the Planning and Environmental Commission choose to forward a
recommendation of approval for this request to the Vail Town Council; the Community
Development Department recommends the Commission modifies the proposed text as
outlined in Section III of this memorandum.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval with modifications of this request to the Vail Town Council;
Community Development Department recommends the Commission pass the following
motion:
"'Based upon a review of Section V of the Staff's August 23, 2010, memorandum
to the Planning and Environmental Commission and the evidence and testimony
presented, the Planning and Environmental Commission forwards a
recommendation of approval with modifications to the Vail Town Council on
prescribed regulation amendments to Chapter 12 -6, Residential Districts, Vail
Town Code, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to
establish a new zone district, Vail Village Townhouse (VVT) District, and setting
forth details in regard thereto; and a request for a recommendation to the Vail
Town Council on proposed amendments to Chapter Vll, Vail Village Sub - Areas,
East Gore Creek Sub -Area ( #6), Vail Village Master Plan, pursuant to Chapter
Vlll, Implementation and Amendment, Vail Village Master Plan, to include
recommendations related to a new Vail Village Townhouse (VVT) District, and
setting forth details in regard thereto. "
Should the Planning and Environmental Commission choose to forward a
recommendation of approval to the Vail Town Council for the proposed text amendment,
the Community Development Department recommends the Commission makes the
following findings:
"Based upon the review of the criteria outlined in Section V of Staff's August 23,
2010, memorandum and the evidence and testimony presented, the Planning
and Environmental Commission finds:
1. 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. "
20
VI. ATTACHMENTS
A. Applicant's Request
21
Text Amendment to the Town of Vail Zoning Regulations,
Creating a New "Vail Village Townhouse" District &
An Amendment to the Vail Village Master Plan
Planning and Environmental Commission
Submitted March 15, 2010
Revised April 15, 2010
Kevised Judy 6, 2010
Revised ju y 30, 2010
Keviserl August 17, 2010
I
Mauriello Planning Group
A N
110 WEST LIONSHEAD CIRCLE
NLSPA CQN9001NIUNS.UN11 A.
PAIL (OLORADO 81651
I. Introduction to the Zoning Code Amendment
The intent of this text amendment to the Town of Vail Zoning Regulations is to correct a long standing problematic
application of High Density Multiple Family Zoning to townhouse projects within the Vail Village and correct an
equity issue created by the "250 Ordinance." The proposal will create a new townhouse zoning that can be applied to
townhouse properties in the Vail Village area, proposed as the `Vail Village Townhouse" District (VVT) and outlined
in Section III of this submittal.
There are several townhouse projects within the Vail
Village area which were originally platted as townhouse
parcels under Eagle County jurisdiction before there was
zoning in Eagle County and before the Town was
incorporated in 1966. Zoning was not adopted in the
Town of Vail until 1969 (Ordinance No. 7, Series of
1969). These properties were then zoned High Density
Multiple Family (HDMF). Under the 1969 zoning code,
there was only a front setback requirement and no side
setback requirements, there was no building height
limitation and the GRFA limitation (then termed Floor
Area Ratio — FAR) was 1.5 to 1, meaning that 150 sq. ft.
of GRFA was allowed for each 100 sq. ft. of total land
area instead of the 0.76 to 1 ratio that exists today.
(a) Floor Area No minimum;
(b) Lot Area: No minimum;
(c) Setback: Front - 15 feet.
(2) Floor Area Ratio: The floor area ratio shall not
exceed 1. 50:1.
(3) Off - street Parking Off - street parking shall be
provided in accordance with requirements set forth in the Supplementary
regulations.
(4) Off - street Loading. Off - street loading shall be
provided in accordance with the requirements set forth in the Supplementary
regulations.
1969 HDMF Zoning Regulations
Now, 46 years later, the zoning on these properties is more restrictive and does not appropriately recognize traditional
townhouse development, which is described as a series of attached homes with zero lot lines between the units.
Unlike a condominium development, town houses traditionally sit on fee simple parcels of land. Under current
HDMF zoning, these types of lots are not in compliance with many of the HDMF zoning provisions. In order to
address both the fee - simple lot format and the condominium format of town houses found in Vail Village, the
proposed district will accommodate both ownership formats.
As a result, the applicant is proposing a new zone district, referred to as "Vail Village Townhouse" District (VVT).
The VVT zone district will allow for redevelopment of individual units within a townhouse or row house
configuration, without the need for numerous variances but with review by the Town of Vail to ensure compliance
with the regulations. Along with the new zone district, an amendment to the Vail Village Master Plan is proposed to
implement the ideas contained within the new zone district.
Examples of townhouse and row house development in Vail Village:
Vail Trails
New Zone District: Vail Village 7ownhouse District 2
Texas Townhomes
Vail Rowhouses
II. Proposed Text Amendment
The purpose behind this proposal is to streamline the redevelopment process and avoid the need for multiple
variances for even the smallest of development projects. In addition, it is intended to recognize and restore the
historical development rights of townhouse projects while recognizing the importance of maintaining their existing
character. Under the new district, "250s" would be eliminated by allowing the GRFA at a level that creates equal
treatment of similar properties and allows individual town house units to demolished without the penalties inherent
with the application of the 250 Ordinance. HDMF was used as the basis for the new zone district, with changes to
allow for townhouse development. The following is the proposed new zone district, along with a description of why
the modifications are necessary to facilitate townhouse redevelopment:
ARTICLE J. VAIL VILLAGE TOWNHOUSE (VVT) DISTRICT
12 -6J -1: PURPOSE:
Vail Village Townhouse District is intended to provide sites and maintain the unique character of existing
townhouse and row house development in the Vail Village Master Plan area of the Town of Vail. The Vail
Village Townhouse district is intended to ensure adequate light, air, open space, and other amenities
commensurate with attached or row dwellings, and to maintain the desirable residential and resort qualities
of the zone 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 zone district.
This zone district was specifically developed to regulate existing townhouse and row house properties that
were legally nonconforming in the High Density Multiple Family District. The Vail Village Townhouse
District is meant to encourage and provide incentives for redevelopment of existing townhouse and row
house properties in accordance with the Vail Village Master Plan. The incentives in this zone district
include differentiating between properties subdivided and regulated as a comprehensive townhouse
building from those properties subdivided and regulated as individual townhouse lots within a building,
reductions in lot area standards, reductions in setbacks, increases in density, increases in gross residential
floor area (GRFA), reductions in landscaping area, and reductions in parking design requirements. More
restrictive building height requirements have been applied to these properties in accordance with the Vail
Village Master Plan to maintain the existing character of townhouse and rowhouse development in Vail
Village.
12 -6J -2: PERMITTED USES:
The following uses shall be permitted in the VVT district:
Employee housing units, as further regulated by chapter 13 of this title.
Multiple - family residential dwellings, including to townhouses or attached row dwellings.
12 -6J -3: CONDITIONAL USES:
The following conditional uses shall be permitted in the VVT district, subject to issuance of a conditional
use permit in accordance with the provisions of chapter 16 of this title:
Bed and breakfasts, as further regulated by section 12 -14 -18 of this title.
Communications antennas and appurtenant equipment.
Home child daycare facilities, as further regulated by section 12 -14 -12 of this title.
Private unstructured parking.
Public and private schools.
Public buildings, grounds and facilities.
Public park and recreation facilities.
Public utility and public service uses.
Timeshare units.
12 -6J -4: ACCESSORY USES:
New Zone District.- Vail Village Townhouse District
The following accessory uses shall be permitted in the WT district:
Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of
section 12 -14 -12 of this title.
Private greenhouses, tool sheds, playhouses, attached garages or carports, swimming pools, or recreation
facilities customarily incidental to permitted residential and lodge uses.
Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the
operation thereof.
12 -6J -5: LOT AREA AND SITE DIMENSIONS:
The minimum lot or site area shall be ten thousand (10,000) square feet of site area for a comprehensive
development site. For individually platted townhouse lots within a development site, the minimum lot or site
area shall be two thousand (2,000) square feet of site area. Each site shall have a minimum frontage of
twenty feet (20
12 -6J -6: SETBACKS:
The minimum setback shall be twenty feet (20') from the front, side, and rear property lines. There shall be
no setback from property lines which exist between attached dwelling units. It is recognized that many
existing townhouse properties have setbacks of less than 20'. In these cases, structures that are demolished
may be rebuilt to the prior existing setback dimension.
12 -6J -7: HEIGHT:
For a flat roof or mansard roof, the height of buildings shall not exceed forty five feet (45'). For a sloping
roof, the height of buildings shall not exceed forty eight feet (48 The initial eave height along a public
street shall be as regulated by the Vail Village Master Plan.
12 -6J -8: DENSITY CONTROL:
The existing number of legally established units on a property or twenty -five dwelling units per acre of total
site area, whichever is greater, shall be allowed.
A dwelling unit in a multiple- family or townhouse building may include one attached accommodation unit
no larger than one -third (1/3) of the total floor area of the dwelling.
12 -6J -9: GROSS RESIDENTIAL FLOOR AREA:
Not more than one hundred fifty (150) square feet of gross residential floor area (GRFA) shall be permitted
for each one hundred (100) square feet of total site area. Attached or row dwellings in this zone district shall
not be entitled to additional gross residential floor area under section 12 -15 -5: Additional Gross Residential
Floor Area (250 Ordinance), or section 12 -15 -4: Interior Conversions of this title. There shall be no exclusion
to gross residential floor area granted for enclosed garage space within individual dwelling units as
referenced in Chapter 15 Gross Residential Floor Area.
12- 6J -10: SITE COVERAGE:
Site coverage shall not exceed fifty five (55 %) of the total site area.
12- 6J -11: LANDSCAPING AND SITE DEVELOPMENT:
At least twenty percent (20 %) of the total site area shall be landscaped.
12- 6J -12: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with chapter 10 of this title. Required
parking currently located within the street right -of -way may continue subject to a revocable right -of -way
permit issued by the Town of Vail.
New Zone District: Vail Village Townhouse District
III. Proposed Vail Village Master Plan Text Amendment
(Text to be stricken is indicated with stf� e 4ir-ei text to be added is underlined and bold).
EAST GORE CREEK SUB AREA ( #6)
0PIVE -
• J
While the level of development in East Gore Creek is generally greater than that allowed under
existing zoning, this area has the potential to absorb density without compromising the character of
the Village. This development could be accommodated by partial infills of existing parking areas
balanced by greenspace additions or through increasing the height of existing buildings (generally
one story over existing heights). In order to maintain the architectural continuity of projects,
additional density should be considered only in conjunction with the comprehensive redevelopment
of condominium projects or redevelopment of individual townhouse units There are several
townhouse projects within this subarea which were platted and /or constructed under Eagle
County jurisdiction. These townhouse projects are nonconforming with the many of
development standards (including, but not limited to density, GREA, setbacks, site coverage,
landscape area) of the Town Zoning Regulations. It is recommended that greater flexibility
with the standards may be necessary to allow these townhouse projects to redevelop. This
flexibility may be achieved through the approval of variances. However, the granting of
variances should consider potential impacts to the character of the neighborhood.
Clearly, one of the main objectives to consider in the redevelopment of any property should be to
improve existing parking facilities. This includes satisfying parking demands for existing and
additional development , fts we-4 desig ean sider-ft4a ns f i ti-T -e t o e _ora V eRe p -p o ftls. The
opportunity to introduce below grade structured parking in front of Vail Trail Chalets, Vail Trails
East, and Texas Townhomes will greatly improve pedestrianization and landscape features in this
area. This should be considered a goal of any redevelopment proposal in this sub -area. In
New Zone District: Vail Village 7ownbouse District
A number of the earliest projects developed in Vail are located in the East Gore Creek Sub -Area.
Development in this area is exclusively multi- family condominium and townhouse projects with a
very limited amount of support commercial. Surface parking is found at each site, which creates a
very dominant visual impression of the sub -area.
furtherance of this goal the Town should encourage these property owners to work together
to develop a comprehensive redevelopment of the parking to a below grade structure with a
landscaped park -like treatment on the surface. This redevelopment may involve the need to
vacate or otherwise modify the right -of -way that exists within the current parking areas.
Development or redevelopment of this sub - area ma� will attract additional traffic and population
into this area and may have s:n.� impacts upon portions of Sub -Areas 7 and 10.
#6 -1 Resi- i- J e1g -4 ' Texas Townhomes / Vail Trails
Additional floor or residential development over what is
existing. Additional density and floor area to be
considered only in conjunction with
redevelopment of each condominium project or
redevelopment of individual properties in the case of
a townhouse property A key factor in the redevelopment
of these properties will be to relocate required parking in
underground structures or a single unified structure
serving all adjacent properties under what is today
surface parking lot This will allow for increased
landscaping and overall improvements to pedestrian ways
to create a park -like setting on the surface in this area.
The existing parking areas serving the Vail Trails East
and Vail Trails Chalets are currently encumbered with
a street right -of -way as they have since the 1960`s. In
order to encourage the development of a subsurface parking facility in this area serving
these residential properties, the Town may need to consider vacating this right -of -way. In
order to implement increased floor area, either the initial eave height along the south
elevation of buildings should be at 35' in height or less or there shall be a horizontal step -
back in building facades of 2' to 3' in the first 35' of building height. The intent of this is to
maintain the existing character of the neighborhood, with the appearance of 2 -3 story
buildings along the front elevation. In all cases, the mature pines along Gore Creek shall be
maintained. Stream impact must be considered. Special emphasis on 1.2, 2.3, 2.6, 3.1, 5.1, 6.2.
#6 -3 Vail Row Houses
CHs7i fYiGn4.lCJrr --
OWL — : _ A7•
.. ,,., 6 -3 -
■ BASF ""e' �,...
VILLAGE .
Additional densitv and floor area to be
considered only in conjunction with
individual redevelopment applications. It
is recognized as not being practical to
require subsurface parking in this area
due to the limited site area, and the
impact of individual units constructing
garages could have on the appearance
and character of the area. As a result, it is
recommended that enclosed parking be
considered on a case -by -case basis, and
may be limited to single -car garages (with
the depth to allow for tandem parking
when possible). When possible, driveway
widths shall be minimized and increased
New Zone District: Vail Village 7ownhouse District
rGE
EAF
areas for landscaping should be considered. Surface parking should be improved when
redevelopment occurs using high duality landscape paver treatments and the current "post
and chain" parking delineation should be upgraded to other methods to identify private
parking. In order to implement increased floor area, either the initial eave height along the
south elevation of buildings should be at 35' in height or less or there shall be a horizontal
step -back in the building facade of 2' to 3' in the first 35' of building height. The intent of
this is to maintain the existing character of the neighborhood, with the appearance of 2 -3
story buildings along the front elevation. Improvement of the stream corridor consistent
with Town policies should be considered with redevelopment applications. Special emphasis
on 1.2, 2.3, 2.6, 3.1, 5.1, 6.2.
New Zone District.- Vail Village 7ownhouse District
IV. Review Criteria for a Text Amendment
The Town of Vail Zoning Regulations provide the criteria for review of a text amendment. For the purposes of this
application, each criterion will be addressed below:
1. The extent to which the text amendment furthers the general and specific purposes of the zoning
regulations; and
Our Anal
The Town of Vail Zoning Regulations, in Section 12 -1 -2: Purpose, describes the general purpose of the
regulations as follows:
12 -1 -2: PURPOSE:
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 conserve
and enhance its natural environment and its established character as a resort and residential community of high
quality.
Section 12 -1 -2 also provides the specific purposes of the regulations as follows:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and to lessen congestion in the streets.
4. To promote adequate and appropriately located off street parking and loading facilities.
3. To conserve and maintain established community qualities and economic values.
6. To encourage a harmonious, convenient, workable relationship among land uses, consistent with municipal
development objectives.
7. To prevent excessive population densities and overcrowding of the land with structures.
8. To safeguard and enhance the appearance of the town.
9. To conserve and protect wildlife, streams, wood, hillsides, and other desirable natural features.
10. To assure adequate open space, recreation opportunities, and other amenities and facilities conducive to desired
living quarters.
11. To otherwise provide for the growth of an orderly and viable community.
The proposed text amendment also furthers the purpose statements of the Vail Zoning Regulations. Each of
the purpose statements is clearly enhanced by the proposed amendment.
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
Our Anal
The goals contained in several of the Town's comprehensive, guiding documents are applicable during the
review process for the text amendment. The applicable plan sections below are identified as relevant to the
review of this proposal.
Vail Land Use Plan (in part)
1.0 General Growth /Development
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.
New Zone District: Vail Village Townhouse District
1.3 The quality of development should be maintained and upgraded wheneverpossible.
1.12 Vail should accommodate most of the additionalgrowth in existing developed areas ('nfill areas).
4.0 Village Core / Lionshead
4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved
thorough implementation of the Urban Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and should be preserved. (scale, alpine
character, small town feeling, mountains, natural setting, intimate size, cosmopolitan feeling, envir`onrrrerrtal
quality.)
5.0 Residential
5.1 Additional residentialgrowth should continue to occurprimarily in existing, platted areas and as appropriate
in new areas where high ha .Zard 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 Residentialgrowth 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 need
should be accommodated at varied sites throughout the community.
Vail Village Master Plan (in part)
The Vail Row Houses is located within the "Vail Village Master Plan" land use category. The following stated goals
of the Vail Village Master Plan are applicable to this application:
Goal # 1: Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order
to sustain its sense of community and identity.
Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities.
Objective 1.3: Enhance new development and redevelopment through public improvements done by private
developers working in cooperation with the Town.
Policy 1.3.1: Public improvements shall be developed with the working participation of the private sector working
with the Town.
Goal #3: To recognise as a top priority the enhancement of the walking experience throughout the Village
EAST GORE CREEK SUB AREA ( #6)
6
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i,
+ *` + IA'.`iE -
EAST Goor
� CHEEK
ne-
New Zone District: Vail Village Townhouse District 9
M number of the earliest projects developed in Vail are located in the East Gore Creek Sub Area. Development in
this area is exclusively multi family condominium projects with a very limited amount of support commercial. Surface
parking is found at each site, which creates a very dominant visual impression of the sub -area.
fFbile the level of development in East Gore Creek is generally greater than that allowed under existing Zoning, this
area has the potential to absorb density without compromising the character of the Village. This development could be
accommodated by partial infill of existing parking areas balanced by greenspace additions or through increasing the
height of existing buildings (generally one story over existing heights. In order to maintain the architectural continuity
of projects, additional density sbould be considered only in conjunction with the comprehensive redevelopment of
projects
Clearly, one of the main objectives to consider in the redevelopment of any propery should be to improve existing
parking facilities. This includes satisfying parking demands for existing and additional development, as well as design
considerations relative to redevelopment proposals. The opportunity to introduce below grade structured parking will
greatly improve pedestrianilation and landscape features in this area. This should be considered a goal of any
redevelopment proposal in this sub -area. Development or redevelopment of this sub -area will attract additional traffic
and population into this area and may have significant impacts upon portions of Sub-Areas 7 and 10. "
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
Our Anal
In 1969, when the Town of Vail zoned many of these townhouse and row house projects HDMF, they
generally complied with zoning. There was no minimum lot size, there was only a front setback of 15 ft. and
the floor area ratio was 1.5:1. (see below)
(a) Floor Area No minimum;
(b) Lot Area: No minimum;
(c) Setback: Front - 15 feet.
(2) Floor Area Ratio: The floor area ratio shall not
exceed 1. 50:1.
(3) Off - street Parking Off - street parking shall. be
provided in accordance with requirements set forth in the Supplementary
regulations.
(4) Off - street Loading. Off - street loading shall be
provided in accordance with the requirements set forth in the Supplementary
regulations.
However, since that time, amendment to the HDMF zone district have rendered these properties
nonconforming with regards to almost every development standard of the district, including but not limited
to:
• Density
• Lot Size
New Zone District: Vail Village Townhouse District 10
• Street Frontage
• Setbacks
• Landscape Area
• Parking
• Parking Location (front setback and right -of -way)
These amendments have made redevelopment of individual units reliant on the variance process, rather than
providing a clear road map for redevelopment. As a result, HDMF is no longer appropriate for these
properties.
4. The extent to which the text amendment provides a harmonious, convenient, workable relationship
among land use regulations consistent with municipal development objectives; and
Our Analysis:
The new WT zone district maintains the uses that are permitted, conditional, and accessory uses within the
HDMF zone district. Many uses have been eliminated from this zone district that are not applicable, but
none have been added, ensuring that this text amendment is a harmonious, convenient, and workable
relationship among land use regulations. The new zone district will eliminate the inequities created by the the
HDMF district as applicable to townhouse development and the inequities created by the 250 Ordinance.
5. Such other factors and criteria the planning and environmental commission and /or council deem
applicable to the proposed text amendment.
Our Anal
Not applicable.
New Zone District: Vail Village 7ownhouse District 11
TOWN OAIL'�
MEMBERS PRESENT
Luke Cartin
Michael Kurz
Bill Pierce
Henry Pratt
David Viele
PLANNING AND ENVIRONMENTAL COMMISSION
August 9, 2010
1:00pm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
Tyler Schneidman
Site Visits:
1. Kumagi Residence — 1575 Aspen Ridge Road
5 minutes
A request for a recommendation to the Vail Town Council on prescribed regulation amendments
to Chapter 12 -6, Residential Districts, Vail Town Code, pursuant to Section 12 -3 -7, Amendment,
Vail Town Code, to establish a new zone district, Vail Village Townhouse (VVT) District, and
setting forth details in regard thereto; and a request for a recommendation to the Vail Town
Council on proposed amendments to Chapter VII, Vail Village Sub - Areas, East Gore Creek Sub -
Area ( #6), Vail Village Master Plan, pursuant to Chapter VIII, Implementation and Amendment,
Vail Village Master Plan, to include recommendations related to a new Vail Village Townhouse
(VVT) District, and setting forth details in regard thereto. (PEC100011, PEC100035)
Applicant: Chris Galvin, represented by K.H. Webb Architects /Mauriello Planning Group
Planner: Bill Gibson
ACTION: August 23, 2010
MOTION: Viele SECOND: Kurz VOTE: 5 -0 -0
Tabled without discussion at the applicant's request.
15 minutes
2. A request for the review of a final plat, pursuant to Chapter 13 -12, Exemption Plat Review
Procedures, Vail Town Code, to allow for the amendment of the platted building envelope for
1575 Aspen Ridge Road / Lot 4, Block 4, Lions Ridge Subdivision Filing 3,and setting forth
details in regard thereto. (PEC100036)
Applicant: Sarah J. Kumagai Revocable Trust, represented by Bryan D. Johnson
Planner: Bill Gibson
ACTION: Denied
MOTION: Kurz SECOND: Cartin VOTE: 3 -2 -0 (Pratt and Viele opposed)
Bill Gibson gave a presentation per the staff memorandum.
Brian Johnson, applicant's representative, described the request.
Commissioner Pratt inquired as to the background on staff's interpretation of building envelopes
since building envelope is not defined by the Town Code.
Bill Gibson responded that many building envelopes in Vail are defined by their plat as to what
improvements, if any, may be allowed outside the envelope boundary. As this plat does not
state that any improvements are allowed outside the building envelope, Staff has interpreted that
all improvements must be within the envelope. Based upon a staff visit to the site it was
Page 1
determined that the platted building envelope was intended to prevent development on the south
facing hillside.
Greg Moffett, the adjacent neighbor to the west, stated some of the history on the platted
building envelopes and noted that the building envelopes were established in part to protect
neighbor's views. He inquired if approval of this request would establish precedence with regard
to the platted building envelopes. He stated that he would be comfortable with the expansion of
the envelope for a patio expansion, as long as a plat note restricting the height of improvements
to three feet in height was included on the amended plat.
Commissioner Kurz also inquired about creating precedence by approving the applicant's
request.
Bill Gibson answered that approving the request would not create a legal precedence and all
future development applications would be reviewed on a case by case basis; however, such an
approval may be perceived as precedence to the neighbors.
Commissioner Pierce stated that in his opinion there was adequate area in the existing building
envelope for the applicant to construct a patio and hot tub. He noted that the proposed height
limit would not prevent the building footprint from expanding. He did not support allowing
improvements to be constructed on the south side of the ridge line.
Commissioner Pratt noted that since building envelopes are not specifically addressed in the
Town Code, the Planning and Environmental Commission does not have the authority to enforce
the envelopes even if appears on a plat. He believes the existing building envelope should be
treated as a setback line and the applicant has the ability to construct a patio outside the building
envelope consistent with the Town's setback standards.
Commissioner Cartin agreed with Commissioner Pierce and noted concern about the visibility of
the proposed improvements from the valley below if the building envelope were enlarged.
Commissioner Viele agreed with Commissioner Pratt and supported the applicant's request.
Commissioner Pratt asked Greg Moffet if there are any HOA covenants, title reports, etc. that
defined the existing building envelopes.
Greg Moffet did not recall if any of those documents addressed the building envelopes. He did
note that as a neighbor, he relied upon the building envelopes when purchasing his home to
understand what could be constructed next door.
5 minutes
3. A request for final review of conditional use permits, pursuant to Section 12 -71 -5, Conditional
Uses: Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to allow
for the development of a public or private parking lot (parking structure); a vehicle maintenance,
service, repair, storage, and fueling facility; a ski lift and tow (gondola), within "Ever Vail" (West
Lionshead), located at 862, 923, 934, 953, and 1031 South Frontage Road West, and the South
Frontage Road West right -of- way /Unplatted (a complete legal description is available for
inspection at the Town of Vail Community Development Department), and setting forth details in
regard thereto. (PEC080063)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Tabled to September 13, 2010
MOTION: Viele SECOND: Kurz VOTE: 5 -0 -0
Page 2
5 minutes
4. A request for a final recommendation to the Vail Town Council for a zone district boundary
amendment, pursuant to 12 -3 -7, Amendment, Vail Town Code, to allow for a rezoning of
properties from Arterial Business District and unzoned South Frontage Road West right -of -way
which is not zoned to Lionshead Mixed Use -2, properties known as "Ever Vail" (West
Lionshead), located at 953 and 1031 South Frontage Road West and South Frontage Road
West right -of -way, (a complete legal description is available for inspection at the Town of Vail
Community Development Department), and setting forth details in regard thereto. (PEC080061)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Tabled to September 13, 2010
MOTION: Viele SECOND: Kurz VOTE: 5 -0 -0
5 minutes
5. A request for a final review of a variance from 12- 71 -14, Site Coverage, Vail Town Code,
pursuant to Chapter 12 -17, Variances, to allow for additional site coverage below grade, within
"Ever Vail" (West Lionshead), located at 934 (BP Site), 953 (Vail Professional Building), 1031
(Cascade Crossing) S. Frontage Road / Unplatted; 862 (VR Maintenance Shop) and 923 (Holy
Cross Lot) S. Frontage Road / Tracts A and B, S. Frontage Road Subdivision; 1000 (Glen Lyon
Office Building) S. Frontage Road / Lot 54, Glen Lyon Subdivision (a complete legal description
is available for inspection at the Town of Vail Community Development Department), and setting
forth details in regard thereto. (PEC090035)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Tabled to September 13, 2010
MOTION: Viele SECOND: Kurz VOTE: 5 -0 -0
5 minutes
6. A request for a final recommendation to the Vail Town Council for a proposed major amendment
to Special Development District No. 4, Cascade Village, pursuant to Article 12 -9A, Special
Development District, Vail Town Code, to allow for the removal of the Glen Lyon Commercial
Site, Development Area D, (Glen Lyon Office Building) from the District for incorporation into the
properties known as "Ever Vail" (West Lionshead), located at 1000 S. Frontage Road West/Lot
54 Glen Lyon Subdivision, and setting forth details in regard thereto. (PEC090036)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Tabled to September 13, 2010
MOTION: Viele SECOND: Kurz VOTE: 5 -0 -0
5 minutes
7. A request for a work session on a major exterior alteration, pursuant to Section 12 -71 -7, Exterior
Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the area known
as "Ever Vail" (West Lionshead), with multiple mixed -use structures including but not limited to,
multiple - family dwelling units, fractional fee units, accommodation units, employee housing units,
office, and commercial /retail uses, located at 862, 923, 934, 953, and 1031 South Frontage
Road West, and the South Frontage Road West rig ht -of- way /Unplatted (a complete legal
description is available for inspection at the Town of Vail Community Development Department),
and setting forth details in regard thereto. (PEC080064)
Applicant: Vail Resorts, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION: Tabled to September 13, 2010
MOTION: Viele SECOND: Kurz VOTE: 5 -0 -0
5 minutes
8. A request for an amendment to an Approved Development Plan, pursuant to Section 12- 61 -11,
Development Plan Required, Housing Zone District, Vail Town Code, to allow for revisions to the
required landscape plan and geologic hazard mitigation plan for the redevelopment of the
Page 3
Applicant: Vail Timber Ridge L.L.C.
Planner: George Ruther
ACTION: Tabled to August 23, 2010
MOTION: Viele SECOND: Kurz VOTE: 5 -0 -0
5 minutes
9. A request for a final recommendation to the Vail Town Council for prescribed regulations
amendments to Title 12, Zoning Regulations and Title 14, Development Standards, Vail Town
Code, pursuant to Section 12 -3 -7, Amendment, Vail Town Code, to provide regulations that will
implement sustainable building and planning standards, and setting forth details in regard
thereto. (PEC090028)
Applicant: Town of Vail
Planner: Rachel Friede
ACTION: Tabled to August 23, 2010
MOTION: Viele SECOND: Kurz VOTE: 5 -0 -0
5 minutes
10. A request for a final recommendation to the Vail Town Council for the establishment of a new
special development district, pursuant to Article 12 -9A, Special Development (SDD) District, Vail
Town Code, located at 303 Gore Creek Drive, Units 7, 8, 9, 10, 12, 13 (Vail Rowhouses) /Lots 7,
8, 9, 10, 12, 13, Block 5, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC090037)
Applicant: Christopher Galvin, represented by Mauriello Planning Group, LLC
Planner: Bill Gibson
ACTION: Withdrawn
11. Approval of July 26, 2010 minutes
MOTION: Viele SECOND: Kurz VOTE: 5 -0 -0
12. Information Update
The Commissioners inquired as to the resignation of Commissioner Paladino.
Staff explained that Commissioner Paladino resigned until such time as she could devote the
necessary time to fulfill her obligation.
13. Adjournment
MOTION: Viele SECOND: Pratt VOTE: 5 -0 -0
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. 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 information.
Community Development Department
Published August 6, 2010, in the Vail Daily.
Page 4
Ad Name: 5466659A PLANNING AND ENVIRONMENTAL
COMMISSON
ust 23
Customer: TOWN OF VAIL /PLAN DEPT /COMM Aug 100prp 2010
Your account number is: 1023233 TOWN COUNCIL CHAMBERS/
PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
PROOF OF PUBLICATION Site Visits:
None
Water Quality Presentation- Kirby Wynn, ERWC
STATE OF COLORADO } Water Program Director30 minutes
}SS. 60 minutes
1.A request for a recommendation to the Vail Town
COUNTY OF EAGLE } Council on prescribed regulation amendments to
Chapter 12 -6, Residential Districts, Vail Town
Code, pursuant to Section 12 -3 -7, Amendment,
Vail Town Code, to establish a new zone district,
I Don Rogers solemnly wear that I am a q ualified Vail Village Townhouse (VVT) District, and setting
erS
g , y q forth details in regard thereto; and a request for a
recommendation to the Vail Town Council on pro -
representative ofthe Vail Daily. Thatthe same Daily newspaper posed amendments to Chapter VII, Vail Village
Sub - Areas, East Gore Creek Sub -Area ( #6), Vail
printed, in whole or in part and published in the County Village Master Plan, pursuant to Chapter VIII Im-
plementation and Amendment, Vail Village Master
of Eagle, State of Colorado, and has a general circulation Plan, to include recommendations related to a new
Vail Village Townhouse (VVT) District, and setting
therein; that said newspaper has been published continuously forth details in regard thereto. (PEC100011,
and uninterrup in said Coun of Eagle fora p eriod of Applicant: Chris Galvin, represented by K.H. Webb
h y `J g h Arch itects /Mauriello Planning Group
Planner: Bill Gibson
more than fifty -two consecutive weeks next prior to the first ACTION:
MOTION:SECOND:VOTE:
publication of the annexed legal notice or advertisement and 5 minutes
2.A request for an amendment to an Approved De-
that said newspaper has published the requested legal notice velopment Plan, pursuant to Section 12- 6I -11, De-
velopment Plan Required, Housing Zone District,
and advertisement as requested. Vail Town Code, to allow for revisions to the re-
quired landscape plan and geologic hazard mitiga-
tion plan for the redevelopment of the easternmost
5.24 acres of the Timber Ridge Village Apartments;
and a request for the review of a variance, from
The Vail Daily is an accepted legal advertising medium, Section 14 -5 -1, Minimum Standards, Parking Lot
and Parking Structure Design Standards for All Us-
only for jurisdictions operating under Colorado's Home es, Vail Town Code, pursuant to Chapter 12 -17,
Variances, Vail Town Code, to allow for a cross -
Rule provision over drive aisle width of less than thirty -feet (301)
within the required parking structure, located at
1280 North Frontage Road /Lots 1 -5, Block C, Li-
ons Ridge Subdivision Filing 1,and setting forth
That the annexed leg al notice or advertisement was details in regard thereto. 0018 /PEC100019)
g Applicant: Vail Timber Ridge ge L.L. L.L.C.
Planner: George Ruther
published In the regular and entire issue of every ACTION: Table to September 13, 2010
MOTION:SECOND:VOTE:
number of said daily newspaper for the period of 1 5 minutes
3.A request for a final recommendation to the Vail
consecutive insertions; and that the first publication of said Town Council for prescribed regulations amend-
ments to Title 12, Zoning Regulations and Title 14,
notice was in the issue of said newspaper dated 8/21/2010 and Development Standards, Vail Town Code, pursu-
ant to Section 12 -3 -7, Amendment, Vail Town
that the last ublication of said notice was dated 8/21/2010 in Code, to provide regulations that will implement
l� sustainable building and planning standards, and
the issue of said newspaper.
setting fo details in regard thereto.
Applicant: Town of Vail
Planner: Rachel Friede
ACTION: Table to September 13, 2010
In witness whereof, I have here unto set my hand this day MOTION:SECOND:VOTE:
09/09/2010 4.Approval of August 9, 2010 minutes
MOTION: SECOND: VOTE:
5.Information Update
6.Adjournment
MOTION: SECOND: VOTE:
The applications and information about the propos-
General Manager /Publisher /Editor als are available for public inspection during regular
office hours at the Town of Vail Community Devel-
Vail Dail opment Department, 75 South Frontage Road.
Daily The public is invited to attend the project orienta-
Subscribed and sworn to before me a notary public in and for lion and the site visits that precede the public
P hearing in the Town of Vail Community Develop -
the County of Eagle, State of Colorado this day 09/09/2010 ment Department. Please call (970) 479 -2138 for
additional
information.
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State of Colorado
Sign language interpretation is available upon re-
quest with 24 -hour notification. Please call (970)
56, Telephone for the Hearing Impaired, for
information.
Community Development Department
Published August 20, 2010, in the Vail Daily.
Pamela J. Schultz, Notary Public
(5466659)
My Commission expires: November 1, 2011
PA1►AEIA J SCMXTZ
Notary Pub k
State of Colorado