HomeMy WebLinkAbout2013-0513 PECK�
TOWN OF VAIL' PLANNING AND ENVIRONMENTAL COMMISSION
May 13, 2013 at 1:00pm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Site Visit:
1. Lot 6 Spraddle Creek — 1067 Riva Glen Road
2. Wall Street Building — 225 Wall Street
3. Vail Golf Course Hole 19 - 2100 South Frontage Road East
4. Riva Ridge North Unit 630- 133 Willow Place
45 minutes
1. A request for the review of a variance from Section 12-713-15, Site Coverage, Vail Town Code,
pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of additions
in excess of the prescribed site coverage; and a request for the review of a major exterior
alteration or modification, pursuant to Section 12-713-7, Exterior Alterations and Modifications,
Vail Town Code, to the allow for the construction of additions, located at 225 Wall Street/ Lot B,
Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008,
PEC130009)
Applicant: Wall Street Commercial, LLC, represented by Suman Architects
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
CONDITION(S):
15 minutes
2. A request for the review of a variance from Section 12-6H-6, Setbacks, Vail Town Code, to allow
for the interior conversion of an existing loft and addition to the roof in the front and side
setbacks, located at 133 Willow Place (Riva Ridge) Unit 630/ Lot 6, Block 6, Vail Village Filing 1,
and setting forth details in regard thereto. (PEC130015)
Applicant: Riva Ridge 26, LLC, represented by Michael Suman Architects
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
CONDITION(S):
20 minutes
3. A request for final review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat
Review Procedures, Vail Town Code, to amend the platted building envelope, located at 1067
Riva Glen Road/Lot 6, Spraddle Creek Estates, and setting forth details in regard thereto.
(PEC130011)
Applicant: Michael Noell, represented by Mike Foster of Triumph Custom Homes
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
CONDITION(S):
15 minutes
4. A request for the review of a flood plain modification permit, pursuant to Section 12-21-11, Flood
Hazard Zones, Vail Town Code, to allow for the modification of the flood plain associated with
Gore Creek, generally located at 2100 South Frontage Road East (Vail Golf Cou rse)/U n platted
parcel (a complete legal description is available for inspection at the Town of Vail Community
Development Department), and setting forth details in regard thereto. (PEC130013)
Page 1
Applicant: Vail Recreation District, represented by Scott O'Connell
Planner: Joe Batcheller
ACTION:
MOTION: SECOND: VOTE:
CONDITION(S):
5. A request for a recommendation to the Vail Town Council on the adoption of the 2013 Gerald R.
Ford Park Master Plan, an assemblage of the 1985 Ford Park Master Plan, the 1997 Ford Park
Management Plan, and the 2012 Ford Park Management Plan Amendment, located at 530, 540,
and 580 South Frontage Road East/Unplatted, and setting forth details in regard thereto.
(PEC130012)
Applicant: Town of Vail
Planner: George Ruther
ACTION: Table to June 10, 2013
MOTION: SECOND: VOTE:
6. A request for the review of a variance from Section 12-6E-8, Density Control, Vail Town Code,
pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for an increase in dwelling units
per acre to facilitate the construction of two single-family residences, located at 1183 and 1191
Casolar Del Norte Drive/Lots 4 and 5, Casolar Vail, and setting forth details in regard thereto.
(PEC130010)
Applicant: Todger Anderson, represented by Tom Braun
Planner: Warren Campbell
ACTION: Table to June 10, 2013
MOTION: SECOND: VOTE:
7. A request for the review of a conditional use permit, pursuant to Section 12-7D-2, Conditional
Uses, Vail Town Code, to allow for a drive -up facility, located at 2171 North Frontage Road West
(McDonald's)/Lot 2B, Vail Das Schone Filing 3, and setting forth details in regard thereto.
(PEC130014)
Applicant: McDonald's USA, LLC, represented by Robert Palmer
Planner: Warren Campbell
ACTION: Table to June 10, 2013
MOTION: SECOND: VOTE:
8. Approval of April 22, 2013 minutes
MOTION: SECOND: VOTE:
9. Information Update
10. 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. Times and order of items are
approximate, subject to change, and cannot be relied upon to determine at what time the Planning
and Environmental Commission will consider an item. 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 May 10, 2013 in the Vail Daily.
Page 2
TOWN OF VAIL�
PLANNING AND ENVIRONMENTAL COMMISSION
May 13, 2013 at 1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT
Michael Kurz
Susan Bird
Bill Pierce
Henry Pratt
Luke Cartin
MEMBERS ABSENT
John Rediker
Pam Hopkins
Site Visit:
1. Lot 6 Spraddle Creek — 1067 Riva Glen Road
2. Wall Street Building — 225 Wall Street
3. Vail Golf Course Hole 19 - 2100 South Frontage Road East
4. Riva Ridge North Unit 630- 133 Willow Place
45 minutes
A request for the review of a variance from Section 12-713-15, Site Coverage, Vail Town Code,
pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of additions
in excess of the prescribed site coverage; and a request for the review of a major exterior
alteration or modification, pursuant to Section 12-713-7, Exterior Alterations and Modifications,
Vail Town Code, to the allow for the construction of additions, located at 225 Wall Street/ Lot B,
Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008,
PEC130009)
Applicant: Wall Street Commercial, LLC, represented by Suman Architects
Planner: Warren Campbell
VARIANCE:
ACTION: Approved with condition(s)
MOTION: Kurz SECOND: Cartin VOTE: 5-0-0
CONDITION(S):
1. This variance approval is contingent upon the applicant obtaining Town of Vail
approval of the associated major exterior alteration application.
MAJOR EXTERIOR ALTERATION:
ACTION: Approved with condition(s)
MOTION: Kurz SECOND: Cartin VOTE: 3-2-0 (Pierce & Bird opposed)
CONDITION(S):
1. This exterior alteration or modification approval is contingent upon the applicant
obtaining Town of Vail approval of the associated design review application.
2. The applicant shall mitigate the 0.70 employee impact created by this commercial
addition in accordance with the provisions of Chapter 12-23, Commercial Linkage, Vail
Town Code.
3. The applicant shall provide the Town of Vail with a pedestrian easement paralleling the
extent of the east fagade of the Wall Street Building which shall be from the building
fagade to the property line prior to requesting a certificate of occupancy. The
pedestrian easement shall provide for unobstructed pedestrian access.
Warren Campbell gave a presentation per the staff memorandum.
Page 1
Michael Suman gave a presentation per the plans. He highlighted that the details on the fagade
materials and store fronts were not determined and would be address with the Design Review
Board.
Commissioner Pierce asked if there was any public comment. There was no public comment.
Commissioner Kurz stated that he felt the changes that were made to the plans addressed the
concern he had including the provision of some shade. He spoke to the need to focus on the
fenestration of the facade and "bring some Vail to the building."
Commissioner Pratt expressed a concern with the infill of the arcade with a glass fagade which
would eliminate the ability for outdoor display of goods which is a part of the life and fabric of the
Village. He is in support of the easement requested by staff to maintain unobstructed pedestrian
circulation on Wall Street.
Commissioner Pierce asked if the easement were a part of the application
Warren Campbell expressed that the staff was requesting the easement and the applicant did
not express opposition to the easement during their presentation.
Commissioner Cartin inquired as to who would be reviewing the landscaping in conjunction with
the application.
Warren Campbell stated that he would be measuring the area of the proposal to ensure there
was no net loss in area and the Design Review Board would be reviewing the planting materials
to be put in place.
Michael Suman stated that he will also work with Public Works to ensure that their input is
gathered on the streetscape intent. He restated there would be a one for one square foot of
landscaping replacement of landscaping on the east fagade.
Commissioner Bird inquired if there would be any operable windows in the store fronts as she
identified that there is no air conditioning in the building and it gets hot in the summer based on
her experience of working in the building.
Michael Suman stated that that there would be operable windows. In order to get some cross-
flow of air windows may be added to the west elevation.
Commissioner Pierce stated that the location of the fire pit on Wall Street and the proposed infill
of the arcade would make pedestrian circulation uncomfortable and tight. He added that if the
fire pit were relocated or removed he might be able to view the proposal more favorably. He
added that he felt the store front openings are inappropriate for the Village as identified in the
Vail Village Design Considerations. He concluded by stating that he felt the changes made to the
first floor retail infill on the northeast corner were a positive.
Commissioner Kurz noted for the record that special event promotions are available and could
be used to promote businesses in the building in the future.
15 minutes
2. A request for the review of a variance from Section 12-61-1-6, Setbacks, Vail Town Code, to allow
for the interior conversion of an existing loft and addition to the roof in the front and side
setbacks, located at 133 Willow Place (Riva Ridge) Unit 630/ Lot 6, Block 6, Vail Village Filing 1,
and setting forth details in regard thereto. (PEC130015)
Applicant: Riva Ridge 26, LLC, represented by Michael Suman Architects
Page 2
Planner: Warren Campbell
ACTION: Approve with condition(s)
MOTION: Kurz SECOND: Cartin VOTE: 5-0-0
CONDITION(S):
1. Approval of this variance is contingent upon the applicant obtaining Town of Vail
approval of an associated design review application.
2. The applicant shall mitigate the construction of 176 square feet of GRFA, pursuant to
Chapter 12-24, Inclusionary Zoning, Vail Town Code, prior to the issuance of a building
permit.
Warren Campbell gave a presentation per the staff memorandum.
Michael Suman stated that he was available for any questions.
There was no public comment.
The Commissioners expressed their belief that the proposal was in compliance with the criteria.
20 minutes
3. A request for final review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat
Review Procedures, Vail Town Code, to amend the platted building envelope, located at 1067
Riva Glen Road/Lot 6, Spraddle Creek Estates, and setting forth details in regard thereto.
(PEC130011)
Applicant: Michael Noell, represented by Mike Foster of Triumph Custom Homes
Planner: Warren Campbell
ACTION: Approved with condition(s)
MOTION: Kurz SECOND: Cartin VOTE: 5-0-0
CONDITION(S):
1. The applicant shall record the plat entitled, Amended Final Plat, Spraddle Creek
Estates, Lot 6, Town Of Vail, Eagle County, Colorado, prior to the submittal of a
building permit application.
Warren Campbell gave a presentation per the staff memorandum.
Commissioner Bird inquired as to the need for the homeowners association for Spraddle Creek
Estates to approve the application.
Warren Campbell stated that yes the homeowners association and architectural review
committee have been reviewing the plans and concepts and that they were currently in
agreement with the proposal.
Commissioner Kurz asked if there were geologic hazards present on the site.
Warren Campbell stated that there were several geologic hazards on the site (medium severity
rockfall and moderate hazard debris flow) as well as slopes which required compliance with the
hazard chapter of the Vail Town Code for excessive slopes. He added that the applicant was
aware of these impacts and the need to address them.
15 minutes
4. A request for the review of a flood plain modification permit, pursuant to Section 12-21-11, Flood
Hazard Zones, Vail Town Code, to allow for the modification of the flood plain associated with
Gore Creek, generally located at 2100 South Frontage Road East (Vail Golf Course)/U n platted
Page 3
parcel (a complete legal description is available for inspection at the Town of Vail Community
Development Department), and setting forth details in regard thereto. (PEC130013)
Applicant: Vail Recreation District, represented by Scott O'Connell
Planner: Joe Batcheller
ACTION: Approved
MOTION: Kurz SECOND: Cartin VOTE: 4-0-0
Commissioner Pierce recused himself as he had a conflict of interest.
Joe Batcheller gave a presentation per the staff memorandum.
Commissioner Kurz clarified for the record that a 19 hole course is not being proposed, but is an
additional hole to be put in play when another hole is taken out of play for maintenance,
reconfiguration, or other work.
Scott O'Connell explained that the tee for the "19th hole" is shared with the tee box for hole 12.
Hole 19 does not come after hole 18. This has been a part of the master plan for a number of
years. It allows for greater flexibility in opening holes early in the season and continues 18 hole
play if bunker work or grass needs additional time to recover from winter impacts. This is not
specifically for the 18th hole changes that are anticipated.
Tom Kassmel, Floodplain Coordinator, stated he had reviewed the reports and had nothing to
add, but was available for any questions.
There was no public comment.
5. A request for a recommendation to the Vail Town Council on the adoption of the 2013 Gerald R.
Ford Park Master Plan, an assemblage of the 1985 Ford Park Master Plan, the 1997 Ford Park
Management Plan, and the 2012 Ford Park Management Plan Amendment, located at 530, 540,
and 580 South Frontage Road East/Unplatted, and setting forth details in regard thereto.
(PEC130012)
Applicant: Town of Vail
Planner: George Ruther
ACTION: Table to June 10, 2013
MOTION: Cartin SECOND: Bird VOTE: 5-0-0
6. A request for the review of a variance from Section 12-6E-8, Density Control, Vail Town Code,
pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for an increase in dwelling units
per acre to facilitate the construction of two single-family residences, located at 1183 and 1191
Casolar Del Norte Drive/Lots 4 and 5, Casolar Vail, and setting forth details in regard thereto.
(PEC130010)
Applicant: Todger Anderson, represented by Tom Braun
Planner: Warren Campbell
ACTION: Table to June 10, 2013
MOTION: Cartin SECOND: Bird VOTE: 5-0-0
7. A request for the review of a conditional use permit, pursuant to Section 12-7D-2, Conditional
Uses, Vail Town Code, to allow for a drive -up facility, located at 2171 North Frontage Road West
(McDonald's)/Lot 2B, Vail Das Schone Filing 3, and setting forth details in regard thereto.
(PEC130014)
Applicant: McDonald's USA, LLC, represented by Robert Palmer
Planner: Warren Campbell
ACTION: Table to June 10, 2013
Page 4
MOTION: Cartin SECOND: Bird
8. Approval of April 22, 2013 minutes
MOTION: Cartin SECOND: Kurz
9. Information Update
VOTE: 5-0-0
VOTE: 5-0-0
George Ruther gave an update on the Ford Park Master Plan and the schedule moving forward.
George Ruther invited the Commissioners to an open house meeting the Town of Vail is hosting
regarding the Vail Valley Medical Center master planning effort which is beginning.
10. Adjournment
MOTION: Kurz SECOND: Cartin VOTE: 4-0-0
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. Times and order of items are
approximate, subject to change, and cannot be relied upon to determine at what time the Planning
and Environmental Commission will consider an item. 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 May 10, 2013 in the Vail Daily.
Page 5
0) rowN of Vain'
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: May 13, 2013
SUBJECT: A request for the review of a variance from Section 12-7B-15, Site Coverage,
Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow
for the construction of additions in excess of the prescribed site coverage; and a
request for the review of a major exterior alteration or modification, pursuant to
Section 12-7B-7, Exterior Alterations and Modifications, Vail Town Code, to the
allow for the construction of additions, located at 225 Wall Street/ Lot B, Block
5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008,
PEC130009)
Applicant: Wall Street Commercial, LLC, represented by Suman Architects
Planner: Warren Campbell
I. SUMMARY
The applicant, Wall Street Commercial, LLC, represented by Suman Architects, is
requesting the review of a variance from Section 12-7B-15, Site Coverage, Vail Town
Code, pursuant to Chapter 12-17, Variances, Vail Town Code, and the review of an
exterior alteration or modification, pursuant to Section 12-7B-7, Exterior Alterations and
Modifications, Vail Town Code, to the facilitate the construction of a commercial addition
at 225 Wall Street (Wall Street Building).
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval, with a condition, of the proposed site coverage variance and
approval, with conditions, of the proposed exterior alteration or modification subject to
the findings noted in Section VIII of this memorandum.
Staff's recommendation of approval on the site coverage variance considered the fact
that the proposal is not a demo/rebuild and is an addition to an existing structure.
Proposals to demo/rebuild are expected to comply with the applied zoning. Approval of
a variance does not establish the allowable development on the site, in this case site
coverage, when a demo/rebuild is proposed.
Staff's recommendation of approval, with conditions, on the major exterior alteration
includes multiple conditions to address compliance of the proposal with the Vail Village
Design Considerations.
II. DESCRIPTION OF REQUEST
The applicant, Wall Street Commercial, LLC, represented by Suman Architects, is
requesting the review of:
• A site coverage variance to expand the footprint of the building by 228 square
feet resulting in an increase in site coverage from 80.3% to 83.4% (80%
permitted). The area on top of the commercial expansion would replace and
become the deck for the unit above.
• A major exterior alteration to facilitate the expansion of the first floor retail area by
840 square feet and the second floor office by 459 square feet.
The proposed site coverage expansion occurs in the space between the Wall Street and
the Hong Kong Buildings. The proposal is to increase the commercial floor level south
to the shared property line. The commercial expansions under the arcade do not count
towards site coverage as they are beneath structure above.
The proposal includes new fagade materials and colors on the ground floor commercial
and the floor levels above. All new fagade materials are located on the east and north
elevations. The west and south facades are to remain unchanged.
A vicinity map (Attachment A), the applicant's written request (Attachments B), the
proposed site and architectural plans (Attachment C), two memorandums from Jeff
Winston, Town of Vail consultant, (Attachment D) are attached for review.
III. BACKGROUND
The subject property was a part of the original Town of Vail which became effective by
the election of August 23, 1966, and the court order of August 26, 1966.
The existing Wall Street Building was completed in 1968 prior to zoning in Vail. The
property was subsequently zone Commercial Core I District and in 1980 became
subject to the Vail Village Design Considerations of the Vail Village Master Plan which
rendered the structure legally non -conforming in regards to site coverage.
On September 10, 1990, the Planning and Environmental Commission approved a
major exterior alteration was approved to increase the American Ski Exchange
commercial space by 96 square feet. This approval facilitated the reconfiguration of the
entry and a bay window.
Town of Vail Page 2
On December 16, 1991, the Planning and Environmental Commission approved a major
exterior alteration was approved to increase the Rightfit Sports (currently Jewels of the
West) commercial space by 10 square feet and a second floor office space by 5 square
feet.
On April 12, 1993, the Planning and Environmental Commission approved a major
exterior alteration to add 35 square feet of commercial floor area to the American Ski
Exchange tenant space.
On April 10, 2000, the Planning and Environmental Commission approved a conditional
use permit to eliminate a dwelling unit through the combination of Units 301 and 303.
The result was a decrease in the number of dwelling units on the site from 9 to 8. NO
exterior alterations were proposed.
On June 24, 2002, the Planning and Environmental Commission approved a major
exterior alteration and height variance request for the consolidation of Units 301 and
303 resulting in the addition of to dormers on the west elevation.
On March 11 and 25, 2013, the Planning and Environmental Commission tabled this
request without discussion.
On April 8, 2013, the Planning and Environmental Commission held a public hearing on
the proposal and tabled it after discussion. The Commission identified a need for a site
plan which shows the buildings on the east side of Wall Street to establish context, an
increase in the landscaping on the west elevation of the Wall Street Building, a change
to the first floor commercial infill at the northeast corner to open up site lines into Wall
Street, and the need for a pedestrian easement.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that the following provisions of the Vail Town Code are relevant to the
review of this proposal:
TITLE 12: ZONING REGULATIONS
Article 12-7B Commercial Core 1 (CC1) District (in part)
12-7B-1: PURPOSE:
The commercial core 1 district is intended to provide sites and to maintain the unique
character of the Vail Village commercial area, with its mixture of lodges and commercial
establishments in a predominantly pedestrian environment. The commercial core 1
district is intended to ensure adequate light, air, open space, and other amenities
appropriate to the permitted types of buildings and uses. The zoning regulations in
accordance with the Vail Village urban design guide plan and design considerations
prescribe site development standards that are intended to ensure the maintenance and
Town of Vail
Page 3
preservation of the tightly clustered arrangements of buildings fronting on
pedestrianways and public greenways, and to ensure continuation of the building scale
and architectural qualities that distinguish the village.
Chapter 12-17, Variances (in part)
12-17-1: PURPOSE:
A. Reasons For Seeking Variance: In order to prevent or to lessen such practical
difficulties and unnecessary physical hardships inconsistent with the objectives of
this title as would result from strict or literal interpretation and enforcement,
variances from certain regulations may be granted. A practical difficulty or
unnecessary physical hardship may result from the size, shape, or dimensions of a
site or the location of existing structures thereon; from topographic or physical
conditions on the site or in the immediate vicinity; or from other physical limitations,
street locations or conditions in the immediate vicinity. Cost or inconvenience to the
applicant of strict or literal compliance with a regulation shall not be a reason for
granting a variance.
VAIL LAND USE PLAN
CHAPTER 11— LAND USE PLAN GOALS / POLICIES.-
The
OLICIES:The goals articulated here reflect the desires of the citizenry as expressed through the
series of public meetings that were held throughout the project. A set of initial goals
were developed which were then substantially revised after different types of opinions
were brought out in the second meeting. The goal statements were developed to reflect
a general consensus once the public had had the opportunity to reflect on the concepts
and ideas initially presented. The goal statements were then revised through the review
process with the Task Force, the Planning and Environmental Commission and Town
Council and now represent policy guidelines in the review process for new development
proposals. These goal statements should be used in conjunction with the adopted Land
Use Plan map, in the evaluation of any development proposal.
The goal statements which are reflected in the design of the proposed Plan are as
follows:
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.
Town of Vail Page 4
1.4. The original theme of the old Village Core should be carried into new
development in the Village Core through continued implementation of the Urban
Design Guide Plan.
1.12. Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
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.)
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.
5.4. Residential growth should keep pace with the market place demands for a
full range of housing types.
VAIL VILLAGE MASTER PLAN
Vail Village Master Plan
VAIL VILLAGE DESIGN CONSIDERATIONS
Vail Village Design Considerations
V. SITE ANALYSIS
/d'.C'.I11M
Legal Description:
Zoning:
Land Use Plan Designation
Current Land Use:
Lot Size:
Geological Hazards:
Town of Vail
225 Wall Street
Lot B, Block 5C, Vail Village Filing
Commercial Core I (CC1)
Village Master Plan
Mixed Use
7,301 sq.ft. (0.1676 acre)
None
Page 5
Standard
Allowed/Required
Existing
Proposed
Lot Area
5,000 sf
7,301 sf
no change
Setback:
West
per VVDG*
4 feet
no change
East
per VVDG
0 feet
no change
North
per VVDG
0 feet
no change
South
per VVDG
6.4 feet
0 feet
Height
60% less than 33 ft.
100%
no change
40% from 33 ft. to 43 ft.
91%
no change
0% over 43 ft.
9%
no change
Site Coverage
5,840.8 sf
5,864 sf
6,092 sf
80%
80.3%
83.4%
Landscaping
no net loss softscape
63 sf
132 sf
(0.01%)
(0.02%)
Density (GRFA)
5,840 sf
n/a
no change
Density DUs
4 DUs
8 DUs
no change
(25 DUs/acre)
Parking
12 DUs
13 required
no change
(1.4/DU)
0 provided
Commercial
0 required
no change
*Vail Village Design Plan
VI. SURROUNDING LAND USES AND ZONING
Land Use Zoning
North: Children's Fountain No zoning
South: Commercial (Hong Kong Building) Commercial Core I
East: Mixed Use (Casino Building) Commercial Core I
West: Mixed Use (Lodge at Vail) Commercial Core I
VII. REVIEW CRITERIA
Site Coverage Variance
The review criteria for a variance request of this nature are prescribed by Chapter 12-
17, Variances, Vail Town Code, as follows:
Town of Vail Page 6
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
The existing Wall Street Building currently exceeds the allowable site coverage in the
CC1 district. The proposal to add an additional 228 square feet increase the site
coverage to 83.4%. The proposed increase in site coverage would occur on the south
side of the Wall Street Building up to the shared property line with the Hong Kong
Building. This area is approximately 6.4 feet in width and contains a stairwell to the
basement level. The space is currently fenced off from view and receives no sunlight.
The infill of the space will have impacts to the Hong Kong Building with regard to
compliance with the adopted Town of Vail Building Code should they propose an
addition or redevelopment. The expansion of the Wall Street Building first floor
commercial to the property line will create a zero lot line development. The ownership
of the Hong Kong Building is aware of the requested proposal and have not contacted
the town with concerns. The proposed Wall Street Building expansion does not cause
the Hong Kong Building to make any changes or improvements to remain in compliance
with the Town of Vail Building Code. A benefit of zero lot line construction in this
instance is that an unaesthetic space between the buildings which receives no daylight
will be eliminated and become functional commercial space.
Staff has consistently reviewed site coverage variances in the Vail Village in close
concert with any proposed changes in landscaping. The applicant proposes an
increase in softscape landscaping for the site from 63 to 132 square feet. This net
increase of 69 square feet occurs on the southwest corner of the property. In
conjunction with the major exterior alteration request, Staff discusses the need to
maintain an organically shaped landscape planter along the east facade with a
minimum of the same area of landscaping. The proposal contains a design to maintain
the area and organically reconfigure the single existing landscaping area along the east
facade of the Wall Street Building.
Staff does not believe the proposal to expand the commercial floor level to the south, in
a space which is visually unattractive and underutilized, will have any negative effect on
the potential uses and structures in the vicinity. Therefore, Staff finds that the proposed
site coverage variance will not be detrimental to the existing or potential uses and
structures in the vicinity.
2. The degree to which relief from the strict and literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility and
uniformity of treatment among sites in the vicinity or to attain the objectives of
this title without a grant of special privilege.
The proposal would increase the site coverage on the site by 3.1 %. As was stated
previously in the memorandum the Wall Street Building was constructed prior to the
establishment of zoning in Vail. It was subsequently zoned CC1 and rendered non-
conforming with regard to site coverage.
Town of Vail Page 7
Many of the existing structures within the CC1 zone district exceed the allowable 80%
site coverage. Variances have been approved for the Red Lion Building (83.6%), Vista
Bahn Building (85%), and the Slifer Building (97.5%). An SDD was approved for the
Bridge Street Lodge (Golden Peak House) to have a site coverage of 94%. The Clock
Tower Building (Gorsuch) has an existing site coverage of 87%.
The space proposed for commercial expansion does not serve as a public space,
pedestrian circulation, or landscaping. The space does not receive sunlight and is
visually detracting from the village streetscape and architecture. Staff finds that this
proposal will provide the minimum relief from the strict and literal interpretation and
enforcement of the site coverage regulations necessary to achieve compatibility and
uniformity among sites in the vicinity and within CC1 and compliance with the Vail
Comprehensive Plan.
The Planning and Environmental Commission has held that alterations and variances
for existing buildings may be appropriate based upon each specific set of
circumstances. Projects which are demo/rebuild are not typically afforded variances.
An expectation of compliance is expected for demo/rebuild projects with regard to the
applied zone district. Staff finds that the proposed variance will not constitute a grant of
special privilege.
Staff finds that approval of this site coverage variance in conjunction with the associated
major exterior alteration application, as conditioned by staff, will grant flexibility in the
implementation of the Town's regulations and design guidelines to help protect and
maintain the existing character of Vail Village, consistent with the stated purpose of the
CC1 district and Vail Village Master Plan.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public safety.
The space proposed for first floor commercial expansion is currently fenced off from
view and contains a staircase to the basement level. The 6.4 foot wide space is located
approximately 40 feet below the roof forms of the Wall Street Building and the adjacent
Hong Kong Building. The space does not currently receive any direct sunlight and is
shade for the entirety of the day and year. Staff finds that the proposed site coverage
variance will have no negative effect on the adjacent properties, light and air,
distribution of population, transportation and traffic utilities, public facilities and utilities,
or public safety in comparison to existing conditions.
4. Such other factors and criteria as the Commission deems applicable to the
proposed variance.
EXTERIOR ALTERATION OR MODIFICATION
A major exterior alteration with the CC1 district requires review and compliance with the
Vail Village Master Plan, the Vail Village Urban Design Guide Plan, the Vail Village
Town of Vail Page 8
Design Considerations, and the zone district. The review criteria for an exterior
alteration or modification request of this nature are prescribed by Section 12-713-7,
Exterior Alterations or Modifications, Vail Town Code, as follows:
1. The proposed exterior alteration is in compliance with the purposes of the CC1
district as specified in Section 12-7113-1, Vail Town Code.
Staff finds that the proposal, if amended as recommended by staff in the following
criteria, is in compliance with the purposes of the CC1 district since it will "maintain the
unique character of the Vail Village Commercial Area", will provide "adequate light, air,
open space, and other amenities appropriate to the permitted types of buildings and
uses" continues the "maintenance and preservation of the tightly clustered
arrangements of buildings fronting on pedestrianways and public greenways" and
continues the "building scale and architectural qualities that distinguish the Village."
Properties zoned CC1 are required to mitigate the employee generation created by
development. The proposal submitted by the applicant is required to mitigate the
expansion of the commercial floor area. Pursuant to Chapter 12-23, Commercial
Linkage, Vail Town Code the development is required to mitigate 20% of the employees
generated by the net new floor area. Chapter 22 included regulations identifying
employee generation and mitigation requirements. The applicant is proposing to add
840 of retail and 459 square feet of business/professional office. Based upon these
areas and the proposed land uses the applicant is required to mitigate 0.70 employees.
This can be accomplished either through the provision of employee housing within the
town or payment of a fee -in -lieu. The current fee to mitigate a full employee is $74,481.
The method of mitigation has not been determined by the applicant in conjunction with
this proposal. The mitigation must be selected prior to release of the building permit. If
a fee -in -lieu is selected it is required prior to the issuance of the building permit.
Staff believes the proposal complies with this criterion.
2. The proposal is consistent with applicable elements of the Vail Village Master
Plan, Vail Village Urban Design Guide Plan, Vail Village Design Considerations,
Streetscape Master Plan, and the Vail Comprehensive Plan.
The Vail Village Master Plan identifies the purpose of the plan as follows:
"This Plan is based on the premise that the Village can be planned and designed
as a whole. It is intended to guide the Town in developing land use laws and
policies for coordinating development by the public and private sectors in Vail
Village and in implementing community goals for public improvements. It is
intended to result in ordinances and policies that will preserve and improve the
unified and attractive appearance of Vail Village. This Plan emphasizes the
critical need to balance and coordinate parking and transportation systems with
future improvements to Vail Mountain that will increase the "in and out of Valley"
lift capacity. Most imoortantly, this Master Plan shall serve as a guide to the
staff, review boards, and Town Council in analyzinq future proposals for
Town of Vail Page 9
development in Vail Village and in legislating effective ordinances to deal with
such development. Furthermore, the Master Plan provides valuable information
for a wide variety of people and interests. For the citizens and guests of Vail, the
Master Plan provides a clearly stated set of goals and objectives outlining how
the Village will grow in the future."
The Vail Village Master Plan established six goals containing objectives, policies and
action steps. Staff believes the following goals, objectives and policies are applicable to
the Wall Street Building major exterior alteration proposal.
"GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE
PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN
ORDER TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY.
Obiective 1.1: Implement a consistent development review process to reinforce the
character of the Village.
Policy 1.1.1: Development and improvement proiects approved in the Village
shall be consistent with the goals, objectives, policies and design considerations
as outlined in the Vail Village Master Plan and Urban Design Guide Plan.
Objective 1.2: Encourage the upgrading and redevelopment of residential and
commercial facilities.
Policy 1.2.1: Additional development maybe allowed as identified by the Action
Plan and as is consistent with the Vail Village Master Plan and Urban Design
Guide Plan.
Obiective 1.4: Recognize the "historic" importance of the architecture, structures,
landmarks, plazas and features in preserving the character of Vail Village.
Policy 1.4.1: The historical importance of structures, landmarks, plazas and
other similar features shall be taken into consideration in the development review
process.
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.
Policy 1.4.3: Identification of "historic" importance shall not be used as the sole
means of preventing or prohibiting development in 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.
Town of Vail Page 10
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 obiectives of the Vail Village Master Plan.
Objective 2.2: Recognize the importance of Vail Village as a mixed use center of
activities for our guests, visitors and residents.
Policy 2.2.1: The design criteria in the Vail Village Urban Design Guide Plan
shall be the primary guiding document to preserve the existing architectural scale
and character of the core area of Vail Village.
Objective 2.4: Encourage the development of a variety of new commercial activity
where compatible with existing land uses.
Policy 2.4.1: Commercial infill development consistent with established
horizontal zoning regulations shall be encouraged to provide activity generators,
accessible greenspaces, public plazas, and streetscape improvements to the
pedestrian network throughout the Village.
Policy 2.4.2: Activity that provides night life and evening entertainment for both
the guest and the community shall be encouraged.
Objective 2.5: Encourage the continued upgrading, renovation and maintenance of
existing lodging and commercial facilities to better serve the needs of our guests.
Policy 2.5.2: The town will use the maximum flexibility possible in the
interpretation of building and fire codes in order to facilitate budding renovations
without compromising life, health and safety considerations.
Objective 2.6: Encourage the development of employee housing units in Vail
Village through the efforts of the private sector.
Policy 2.6.1: Employee housing units may be required as part of any new or
redevelopment project requesting density over that allowed by existing zoning.
Policy 2.6.2: Employee housing shall be developed with appropriate restrictions
so as to insure their availability and affordability to the local work force.
Policy 2.6.3: The Town of Vail may facilitate in the development of affordable
housing by providing appropriate assistance.
Policy 2.6.4: Employee housing shall be developed in the Village when required
by the Town's adopted Zoning Regulations.
Town of Vail Page 11
GOAL #3 TO RECOGNIZE AS A TOP PRIOTITY THE ENHANCEMENT OF THE
WALKING EXPERIENCE THROUGHOUT THE VILLAGE
Obiective 3.1: Physically improve the existing pedestrian ways by landscaping and
other improvements.
Policy 3.1.1: Private development oroiects shall incorporate streetscape
improvements (such as paver treatments, landscaping, lighting and seating
areas), along adiacent pedestrian ways.
Policy 3.1.2: Public art and other similar landmark features shall be encouraged
at appropriate locations throughout the Town.
Policy 3.1.3: Flowers, trees, water features, and other landscaping shall be
encouraged throughout the Town in locations adiacent to, or visible from, public
areas."
Chapter 7 of the Vail Village Master Plan identifies ten Vail Village Sub -Areas. Within
each sub -areas concepts are described which are meant to serve as "advisory
guidelines for future land use decisions by the Planning and Environmental
Commission". The Wall Street Building is located within Sub -Area #3. Sub -Area 3# is
as follows:
va% rd"NOWNWA
"This pedestrianized area of the Village represents the traditional image of Vail.
A mixture of residential and commercial uses, limited vehicular access, and inter-
connected pedestrian ways are some of the characteristics that distinguish this
area from other portions of the Village. With the exception of embellishing
Town of Vail Page 12
pedestrian walkways, developing plazas with greenspace, and adding a number
of infill developments, it is a goal of the community to preserve the character of
the Village as it is today.
The core area, with its predominantly Tyrolean architecture; is the site of the
earliest development in Vail. Over time, a need to upgrade and improve
infrastructure such as loading and delivery facilities, drainage, paved surfaces
and other landscape features has become apparent. Many improvements to
public spaces will be addressed as part of an overall streetscape improvement
project. There is also the potential to initiate a number of these improvements in
conjunction with private sector development projects.
Although it is a goal to maintain design continuity in the Village core, there will be
change in the; core area's built environment. This is mostly due to the number of
properties that have not exercised their full development rights. Most notable
among these properties are the Red Lion Building, the Cyranos Building, the
Lodge at Vail, and the Covered Bridge Building. If each of these and other
properties develop to their full potential, there will undoubtedly be a significant
increase in the level of development in the Village core.
The Vail Village Urban Design Guide Plan has been the primary tool in guiding
private development proposals in the core area since 1980. The Guide Plan will
continue to be used in conjunction with the goals and design criteria outlined in
the Vail Village Master Plan. Infill and redevelopment proposals shall be
reviewed for compliance with the design criteria, goals, obiectives and policies
established in these respective plans. "
The Vail Village Design Consideration are a critical element of the Urban Design Guide
Plan. Staff enlisted the architectural design review services of Jeff Winston to aid in the
review of the major exterior alteration's compliance with the Vail Village Design
considerations. Staff has attached Jeff Winston's written comments (Attachment E) for
review.
The Vail Village Design Considerations identify the key physical characteristics of the
Village and provide the tools to assure that new development is consistent with this
established character. These considerations include the following:
A. Pedestrian ization
A primary characteristic and significant reason for the success of Vail Village is the
pedestrian experience. The pedestrian experience is comprised of numerous
elements including but not limited to architecture, building scale, material use, vitality
and activity created by the permitted uses on the first floor, connectivity of pedestrian
ways, and landscaping. Wall Street is unique in the Vail pedestrian experience. It is
the one area in the Village in which there is never vehicular travel or loading and
delivery occurring. This factor allowed for a more intimate streetscape design and
increased landscaping.
Town of Vail Page 13
The proposal to infill beneath the arcade and between the Wall Street Building and
the Hong Kong Building will have impact on the pedestrian experience. The infill will
impact current circulation patterns and views. Staff believes this infill will result in
changes to the pedestrian experience, however, through architectural design the
pedestrian experience can be maintained and improved.
Staff believes there are impacts to the pedestrian experience created by the
proposal to infill a portion of the at -grade two-story design element at the northeast
corner of the Wall Street Building. This opening on the corner of the building
provides for unique views up Wall Street with regard to the pedestrian experience.
Staff believes these views serve to draw pedestrians into Wall Street which is
positive to the overall experience. Additionally, the open arcade at the corner allows
for pedestrians to cut through to Wall Street.
Since the last public hearing the applicant has revised their proposal to infill a portion
of the at -grade two-story design element at the northeast corner. This was in
response to staff's and the Commission's comments regarding the need to maintain
pedestrians views up into Wall Street. The proposal includes the expansion of
commercial floor area while maintaining 4 feet 7 inches between the new
commercial facade and the corner column. Staff visited the site to see a mock-up of
proposed commercial extension and the 4 feet 7 inch spacing does have a positive
impact on the pedestrian views into Wall Street when compared to a complete infill
of the corner at -grade. Staff believes this design solutions allows for some infill of
the at -grade portion of the northeast corner while maintaining pedestrian views and
a circulation cut -through up to Wall Street.
B. Vehicular penetration
As stated above, Wall Street is unique and benefits from the inability for any
vehicular traffic to enter the street. The proposal does not result in any change to
the ability of vehicles to access the street.
C. Streetscape Framework
The Vail Village Design Considerations identify two methods for improving the
pedestrian experience through the streetscape framework. They include the
inclusion of open space and landscaping to establish a "soft, colorful framework
linkage along pedestrian routes" and the infill of commercial storefronts and infill
development to create "new commercial activity generators to give street life and
visual interest'.
Previously staff identified a concern with the proposal to reduce and reconfigure the
existing landscape planter located on the east facade of the Wall Street Building.
Currently this is the single landscaping planter on the west side of Wall Street along
the building facade. The existing planter is comprised of approximately 65 square
Town of Vail Page 14
feet of landscaping with an organic shape. The revised proposal is to maintain the
approximately 65 square feet of softscape in a new irregularly shaped planter.
Staff believes the proposed to maintain the current area of the landscape planter on
the east facade is in keeping the intent of the Code provison requiring no net loss of
landscaping. There is an overall increase in landscaping for the site by 69 square
feet in the southwest corner of the site. This increase in softscape landscaping is a
positive when compared to the existing concrete, however, it will be located behind
a fence and not serve to enhance the pedestrian experience, provide for the ability
to install permanent plantings, provide for a visual break-up of the built environment,
and tie the Village visually with the mountain setting.
Staff had identified and spoken with the applicant regarding the potential for
additional landscaping along the north facade of the structure facing Children's
Fountain. Staff would like to continue to pursue opportunities to place a landscaping
bed along this facade which would likely be located partial within the Gore Creek
Drive right-of-way. Staff believes opportunities to add additional landscaping to the
east and north facades should be explored and pursued.
D. Street Enclosure
Street enclosure is the term used to define how the built environment should be
design to create a "comfortable" enclosure of the street. Pedestrian streets are
outdoor rooms which need to have specific characteristics to create a comfortable
pedestrian experience. The Vail Village Design Considerations identify an
appropriate width to height ratio for pedestrian ways and adjacent building forms.
The proposal to infill beneath the Wall Street Building arcade will narrow the width of
the pedestrian way, but the overall experience does not change as the upper levels
of the structure create the overall pedestrian experience for Wall Street.
There is approximately 11 feet of width between the Wall Street Building arcade
column line and the landscaping planters to the east at the narrowest point. The
proposed commercial infill of the arcade will eliminate the ability for the outdoor
display of goods within the arcade. With the infill of the arcade tenants may desire
to continue to display their goods outside of their space narrowing the pedestrian
experience of Wall Street. This practice would result in a significant impact on the
width of the pedestrian way and experience of Wall Street. The infill of the arcade
and the continued outdoor display could result in a reduction of the pedestrian width
of Wall Street to approximately 8 feet at the narrowest point (distance between
property line and landscape planters to the east).
Staff recommends that in conjunction with any approval for the infill of the
commercial arcade that the property provide a pedestrian easement from the face of
the facade to the property line. If approved, the easement would contain language
regarding the need to keep the easement free of any obstructions such as outdoor
display.
Town of Vail Page 15
E. Street Edge
The Vail Village Design Considerations identify the need for a "strong but irregular
edge to the street' in the Village Core. There are no standard setback requirements
in Vail Village in order to achieve an "intimate pedestrian scale, placement of
portions of a building at or near the property line is allowed and encouraged to give a
strong definition to the pedestrian street."
The Street Edge design consideration further describes that it should not be implied
that a continuous building frontage along a property line is appropriate. It states the
following:
"A strong street edge is important for continuity, but perfectly aligned facades
over too long a distance tends to be monotonous. With only a few exceptions in
the Village, slightly irregular facade lines, building jogs, and landscape areas,
.give life to the street and visual interest for pedestrian travel."
Staff believes that the proposed infill of the at -grade portion of the two-story arcade
at the northeast corner of the structure is contrary to the goal of this consideration.
The arcade at the northeast corner serves as an inset to the structure at the
pedestrian level which provides views into Wall Street, shelter, and an element of a
unique architectural landmark.
Staff believes that while the infill of commercial arcade further to the south will
remove some of the variability of the street edge it may have the beneficial effect of
making the storefronts more visible.
F. Building Height
The proposed major exterior alteration does not affect building height.
G. View and Focal Points
The Vail Village Design Considerations recognize the need for visual orientation and
connectivity to the mountain and landmarks. The consideration identifies the
importance of view corridors and view connections for pedestrians through out the
Village. The Wall Street Building is not a part of any adopted view corridor as found
in Chapter 12-22, View Corridors, Vail Town Code.
With the exception noted in the above considerations regarding the infill of the two-
story arcade, staff believes there is no negative impact to views from a pedestrian
perspective created by the proposal. There may be slight impacts on the view to the
stairs on Wall Street from Gore Creek Drive looking south.
H. Service and Delivery
Town of Vail Page 16
The proposed major exterior alteration does not affect service and delivery to the
site.
I. Sun/shade
The proposed major exterior alteration does not affect the sun/shade aspects of the
adjacent buildings and pedestrian ways.
J. Architecture/Landscaping Considerations
The Vail Village Design Considerations identify the importance of many elements of
architecture in creating, establishing, and continuing Vail Village as a special place.
Staff has taken the review by Jeff Winston with regard to this consideration and
included it below. Staff agrees with Jeff Winston's findings and recommends they be
considered by the Design Review Board. Two memorandums from Jeff Winston
have been attached for reference (Attachment D).
Staff finds that the application needs to be modified in order to be consistent with the
applicable elements of the Vail Comprehensive Plan, including the Vail Village Master
Plan, Urban Design Guide Plan, Design Considerations and the Vail Land Use Plan, as
outlined above. Staff has proposed conditions to address the needed changes to be in
compliance with this criterion.
3. The proposal does not otherwise negatively alter the character of the
neighborhood.
With the exception of the comments noted above, Staff does not find any other element
that would negatively alter the character of the neighborhood. Therefore, Staff finds that
the proposal is in compliance with this criterion.
VIII. RECOMMENDATION
SITE COVERAGE VARIANCE
The Community Development Department recommends approval, with a condition, of
this request for a variance from Section 12-7B-15, Site Coverage, Vail Town Code,
pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of
additions in excess of the prescribed site coverage, located at 225 Wall Street/ Lot B,
Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008)
and setting forth details in regard thereto. Staff's recommendation is based upon the
criteria outlined in Section VII of this memorandum and the evidence and testimony
presented.
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission pass
the following motion:
Town of Vail Page 17
"The Planning and Environmental Commission approves the applicant's request
for a variance from Section 12-7B-15, Site Coverage, Vail Town Code, pursuant
to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of
additions in excess of the prescribed site coverage, located at 225 Wall Street/
Lot B, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC 130008) and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to approve this exterior
alteration or modification request, the Community Development Department
recommends the Commission imposes the following condition:
"I. This variance approval is contingent upon the applicant obtaining Town of Vail
approval of the associated major exterior alteration application."
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission
makes the following findings:
'Based upon the review of the criteria outlined in Section VII of the Staff
memorandums to the Planning and Environmental Commission dated May 13,
2013, and the evidence and testimony presented, the Planning and
Environmental Commission finds:
1. The granting of this variance will not constitute a granting of special privilege
inconsistent with the limitations on other properties classified in the Commercial
Core 1 District.
2. The granting of this variance will not be detrimental to the public health, safety,
or welfare, or materially injurious to properties or improvements in the vicinity.
3. This variance is warranted for the following reasons:
a. The strict literal interpretation or enforcement of the specified regulation
would result in practical difficulty or unnecessary physical hardship
inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town
Code.
b. There are exceptions or extraordinary circumstances or conditions
applicable to the same site of the variance that does not apply generally to
other properties in the Commercial Core 1 District.
c. The strict interpretation or enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by the owners of other
properties in the Commercial Core 1 District. "
Town of Vail Page 18
EXTERIOR ALTERATION OR MODIFICATION
The Community Development Department recommends approval, with conditions, of
this request for an exterior alteration or modification pursuant to Section 12-7B-7,
Exterior Alterations and Modifications, Vail Town Code, to the allow for the construction
of additions, located at 225 Wall Street/ Lot B, Block 5C, Vail Village Filing 1, and
setting forth details in regard thereto. (PEC130009) and setting forth details in regard
thereto. Staff's recommendation is based upon the criteria outlined in Section VII of this
memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission agree with staff's recommendation
regarding the enclosure of the at -grade portion of the northeast corner and the
incorporation of a minimum of 65 square feet of landscaping on the east and north
facades, staff recommends providing direction to the applicant and tabling this item to
the April 22, 2013 public hearing.
Should the Planning and Environmental Commission choose to approve this exterior
alteration or modification request, the Community Development Department
recommends the Commission pass the following motion:
"The Planning and Environmental Commission approves the applicant's request
for an exterior alteration or modification pursuant to Section 12-7B-7, Exterior
Alterations and Modifications, Vail Town Code, to the allow for the construction of
additions, located at 225 Wall Street/ Lot B, Block 5C, Vail Village Filing 1, and
setting forth details in regard thereto. (PEC130009)"
Should the Planning and Environmental Commission choose to approve this exterior
alteration or modification request, the Community Development Department
recommends the Commission imposes the following conditions:
"I. This exterior alteration or modification approval is contingent upon the
applicant obtaining Town of Vail approval of the associated design review
application.
2. The applicant shall mitigate the 0.70 employee impact created by this
commercial addition in accordance with the provisions of Chapter 12-23,
Commercial Linkage, Vail Town Code.
3. The applicant shall provide the Town of Vail with a pedestrian easement
paralleling the extent of the east fagade of the Wall Street Building which shall be
from the building fagade to the property line prior to requesting a certificate of
occupancy. The pedestrian easement shall provide for unobstructed pedestrian
access."
Should the Planning and Environmental Commission choose to approve the exterior
alteration request, the Community Development Department recommends the
Commission makes the following findings:
Town of Vail Page 19
'Based upon the review of the criteria outlined in Section Vll of the Staff
memorandums to the Planning and Environmental Commission dated May 13,
2013, and the evidence and testimony presented, the Planning and
Environmental Commission finds.-
1.
inds:
1. That the proposed exterior alteration is in compliance with the purposes of the
CCI district as specified in section 12-7B-1 of the Zoning Regulations, and
2. That the proposal is consistent with applicable elements of the Vail
Comprehensive Plan, and
3. That the proposal does not otherwise negatively alter the character of the
neighborhood. "
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's request for the variance and
C. Proposed architectural plans
D. Memorandums from Jeff Winston dated
major exterior alteration
March 4 and 26, 2013
Town of Vail Page 20
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PEC130008 REV2
SUMAN
ARCHITECTS
May 7, 2013
Wall Street Building Renovation
Variance Application for Site Coverage Variance
RE: Section 12-7B-15, Site Coverage, Vail Town Code
A. Description of Variance Requested
As a part of exterior upgrades being proposed to the existing Wall Street Building, the abandoned area
south of the building is proposed to be enclosed as new commercial area. The enclosure would
convert a critical yet unutilized section of the Vail Village retail fabric from a dead space into a
contributing commercial space. In order to transform the area in focus, a site coverage variance is
required. The variance will allow for 202 sq. ft. of additional retail to be created. This enclosure is an
important part of significant improvements to a historic structure in the heart of Vail Village.
Below is a detailed breakdown of the existing conditions:
Zoning Statistics
Lot size: 7,301 sq. ft. (0.1676 acres)
Zoning: High Density Multiple Family
Development Standard
Allowed/Required
Existing
Proposed
Setbacks:
West
0 ft.
4 ft.
No Change
South
0 ft.
6.4 ft.
0 ft.
East
0 ft.
0 ft.
No Change
North
0 ft.
0 ft.
No Change
Site Coverage:
5,841 sq. ft.
5,864 sq. ft.
6,092 sq. ft.
(increase of 228 sq. ff.)
Commercial:
Basement Retail
875 sq. ft.
No Change
First Floor Retail 3,802 sq. ft. 4,642 sq. ft.
(increase of 840 sq. ff.)
Second Floor Office 3,495 sq. ft. 3,829 sq. ft.
(increase of 334 sq. ff.)
Landscape Area: 63 sq. ft. 132 sq. ft.
(increase of 69 sq. ft.)
Total Proposed Additional Site Coverage 228 sq. ft.
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
RECEIVED
By David Rhoades at 10:40 am, May 08, 2013
SUMAN
ARCHITECTS
B. Analysis of Proposal
The Wall Street Building was built in the 1960's prior to zoning and is currently non -conforming to the site
coverage restriction of 80% of lot size. In addition, buildings were developed around the Wall Street
Building creating the unique alley condition along the south property line. Improvements to the
surrounding buildings and streetscape have occurred over the years, yet the Wall Street building
property has received none. Goals of the proposed renovation are two -fold: one, improve and
expand the retail experience along Wall Street and two, improve the material quality, aesthetics, and
hierarchy of the architecture.
Currently, the "alley" space is an eye sore with run down gate/fences on both ends. It is dark, unused
and has become a debris collector. The basement stair that resides in the space has not functioned for
years.
The Vail Village Urban Design Guide plan encourages spaces in the village core to provide interest and
vibrancy for the pedestrian experience. Some key excerpts from the Guide Plan that resonate with this
application are:
■ Infill commercial storefronts expansion of existing buildings, or new infill development to
create new commercial activity generators to give street life and visual interest, as
attractions at key locations along pedestrian routes.
Facade improvements. Eyesores removed, increased facade transparency, entries
simplified and oriented to intersection.
This forgotten area of property clearly does not support the intent of the Guide Plan. There is no other
space like it in the Village core and therefore, is an exceptional circumstance in its zone district
category.
Storefront infill at this alley enclosure, as well as along the existing colonnade, will unify the east fagade
of the Wall Street Building and provide increased transparency for high quality retail space along Wall
Street. Additionally, a new stucco finish is proposed to replace the existing brick columns. A new
framework around the new storefront openings adds visual strength to the building base.
At the northeast corner of the building, step backs in the current east and north facades provide an
opportunity for special treatment of the distinct corner form. A new second floor office space with new
horizontal wood siding and a unique balcony guardrail further reinforce to importance of the area. The
arcade at the northeast corner is partially enclosed to provide better retail fronts to the north and east
while still maintaining pedestrian circulation to occur through it. This gives the highly visible corner more
prominence and reinforces the buildings main entry area.
The proposed new materials and details are not only upgrades to the building quality, but also
improvements toward achieving the intent of the Urban Design Guide Plan.
See Appendix A for current photos of the Wall Street Building and proposed new stone veneer.
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
ARCHITECTS
C. Approval Criteria
1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity.
By enclosing the proposed area, the variance will allow the retail frontage to flow along Wall
Street. The current gate with lock and sign create an eye sore and impediment to the
unification of the retail facade. Granting the variance will reinforce the CC zoning intent by
ensuring "the maintenance and preservation of the tightly clustered arrangements of buildings
fronting on pedestrian ways and public greenways, and to ensure continuation of the building
scale and architectural qualities that distinguish the village" and is therefore not inconsistent
with the limitations on other properties classified in CC 1.
2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation
is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain
the objectives of this title without grant of special privilege.
Relief from the strict and literal enforcement is necessary to allow this particular area of the
property to achieve compatibility with the character of the surrounding context. The space
should have been retail from the beginning and as retail, will better follow the intent of the
Urban Design Guide Plan.
3. The effect of the requested variance on light and air, distribution of population, transportation and traffic
facilities, public facilities and utilities, and public safety.
The proposed variance will afford a better environment as enclosed space rather than the dark
forgotten space that currently exists. The terrace created on top of the enclosure will provide a
much more comfortable experience with better light and air versus the confined second level
decks that exist today.
There is no impact on facilities, utilities, or public safety due to the current locked gate along
the east end and the fence along the west end preventing access.
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
A R C H I T E C T 5
APPENDIX A
PHOTO 1 - Northeast building corner and main entrance of Wall Street Building
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
A R C N I T E C T 5
PHOTO 2 - East colonnade of Wall Street Building along Wall Street
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
ARCHITECTS
PHOTO 3 - Northeast 2 -story exterior area proposed to be enclosed
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
A R C H I T E C T S
PHOTO 4 - East Side of Wall Street Building
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
ARCHITECTS
PHOTO 5 - Southeast building corner of Wall Street Building and Wall Street
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
A R C N I T E C T 5
PHOTO 6 - Southeast corner of Wall Street Building and alley east end with gate
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
ARC141TECTS
PHOTO 7 - East gate of proposed enclosure area
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michael@sumanarchitects.com
141 East Meadow Drive, Suite 211
Vail, CO 81657
=m
T E LoiwGLi
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o 970.479.7502
m 970.471.6122
SUMAN
ARCHITECTS
PHOTO 8 - North side of Wall Street Building
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
A R C N I T E C T S
PHOTO 9 - West side of Wall Street Building
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
A R C N I T E C T 5
PHOTO 10 - West fence of proposed enclosure area
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211
Vail, CO 81657
o 970.479.7502
m 970.471.6122
SUMAN
ARCHITECTS
April 2, 2013
Wall Street Building Renovation
Major Exterior Alteration Application for PEC
RE: Exterior Improvements to the Lazier Arcade Condominium Building - a.k.a. The Wall Street Building
The new owner of retail and second floor office space is proposing to make significant upgrades and
improvements to the existing Wall Street Building in Vail Village. Strategic expansion areas on the retail
and office levels; new storefront infill for improved transparency; new accent siding areas; a corner
anchor/entry element; and miscellaneous finish upgrades make up the bulk of the application.
As it stands today, the Wall Street Building looks tired and lacks the presence of quality expected of
such an important location in Vail Village. The current retail experience is cluttered, forcing pedestrians
to navigate confusing architecture for entry to the structure. Goals of the proposed renovation are
two -fold: one, improved clarity and transparency for the retail experience along Wall Street and two,
improved quality, aesthetics, and hierarchy for the architecture.
Acknowledging the established character of its surroundings, the proposed improvements pursue
balance between prescribed precedence and additional flavor afforded by creative response to a
specific structure's needs. Granting of this exterior alteration proposal will provide the Wall Street
Building with the high quality upgrade encouraged by the Vail Village Master Plan.
URBAN DESIGN CONSIDERATIONS
A. Pedestrianianization
The pedestrianization of Wall Street is reinforced by eliminating the cluttered colonnade space.
The infill brings the retail closer to the existing Wall Street pedestrian stream for improved
connection. With better transparency and building organization, the pedestrians along Wall Street
will have better access to the retail experience.
B. Vehicle Penetration
The proposal has no effect on vehicle penetration surrounding the Wall Street Building
C. Streetscape Framework
The proposal clearly follows the suggested type of improvements in this section.
"Infill commercial storefronts expansion of existing buildings, or new infill development to create
new commercial activity generators to give street life and visual interest, as attractions at key
location along pedestrian routes." The stepped infill of retail storefronts strengthen the void of the
new building entrance providing a variety of spaces along the base of the building.
D. Street Enclosure
The bulk and mass above already exists, yet the retail base is setback, closed, cluttered, and dark.
By pulling the retail forward as a transparent infill with proper interior lighting, the base of the
pedestrian level of the building becomes understandable, inviting and bright.
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
ARCHITECTS
Street Edge
Given the dynamic design of Wall Street and the stepping footprint of the existing Wall Street
Building, their shared irregular edge is strengthened with the proposed retail infill.
Building Height
The proposal has no effect on the current building height of the Wall Street Building
G. Views and Focal Points
The view corridor of the ski mountain is reinforced by the strengthened edge of the building edge.
H. Service and Delivery
Currently the existing alley along the south edge of the property is used for box storage and
collects debris. It is inaccessible for vehicle or service use and is therefore useless. It is far more
valuable to the Vail Village as retail space which is what is proposed.
Sun/Shade
The existing building massing and height will remain and therefore the proposal has no effect on
the surrounding properties. However, eliminating the dark spaces along the retail level by pulling
the entry and retail forward is a net positive.
ARCHITECTURE/LANDSCAPE CONSIDERATIONS
Roofs
As it stands, the Wall Street Building roof embodies the recommendations of this section and the
proposal has no effect on the current roof design.
2. Facades
Materials on the existing building are generally stucco with some brick columns and one wood
siding accent area. Upgrading and enhancing this palette is proposed by replacing the failing
brick with a new smooth stucco finish and giving it more depth for visual strength. An additional
area of siding is also proposed at the NE corner element to reinforce it's importance. Stucco will
still remain the dominant finish of the building per the recommendations of this section.
The new stucco treatment is introduced as an organizing frame around the new storefront
openings which are held to the back of the columns for depth. A new canopy has been
introduced to provide shade, depth and detail to the new east fapade.
The highly visible northeast corner of the building and entry are very confusing and unresolved.
Adding new materials, details, openings and guardrail design creates a strong corner anchor for
the street intersection with completed retail fronts to the north and east. In addition, the strategic
glass infill areas on the first and second levels reinforce the anchor element and provide needed
importance for the building entry location while maintaining pedestrian circulation through it.
Color for the new materials all relate to the natural environment yet hope to liven up the palette.
The new color proposed for the existing textured stucco finish in a vibrant yellow. The new
proposed smooth stucco color is a grey/beige, the wood siding is a richer brown, and the trim
accent color will be a darker version of the siding.
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
ARCHITECTS
Transparency is a critical part of this application. Replacing the lower level walls and colonnade
with storefront provides the desired openness and attraction this section encourages.
Offices on the second level currently have small repetitive windows which are contrary to their
function and what is typical in the village core. A series of larger window openings will replace the
existing smaller openings for better daylight to the interior. The window units in each group are
then periodically divided with wood trim similar to existing second story window sections in the
village. See photo group 1 for precedence in Vail.
The new predominantly glass NE building corner element is achieved by extending the large retail
sections of glass to the second level commercial. As stated in this section of the guide plan,
"transparent store fronts are `people attractors" and inviting. Thus, the transparent treatment of
both commercial levels at the NE building corner around the building entrance are very
appropriate. Photo 2 in appendix A shows two story areas of glass on the Gorsuch Building similar
to what is proposed.
3. Windows
The existing column rhythm provides a natural grouping for the new lower level storefront areas.
Each individual retailer will be encouraged to individualize their infill while working with the DRB on
color and divide layout.
The second level commercial "horizontal repetition of single window elements" is contrary to this
section and their commercial function. The new larger second level window groups attempts to
better transition the building window areas from the open retail level to the privatized residential
openings on the third floor.
4. Doors
The proposed doors are part of the storefronts and will have transparency. The final design of
each will be developed with the DRB.
5. Trim
Wood trim is proposed around most openings and groups. The east facing storefront infill areas,
however use the stone columns to frame the openings. Specific details are intended to be
resolved with the DRB.
Decks and Patios
The proposal expands the existing second level deck off the south side offices. The shared deck is
a result of the proposed alley expansion and affords a better environment with the additional
area.
7. Balconies
Currently, the Wall Street Building balconies embody the recommendations of this section and the
proposal has no effect on them. They will be freshened up with a new brown stain color to match
the siding color, however. The NE residential on the third level is proposed to have a new open
metal guardrail to reinforce the uniqueness of the NE corner element by adding detail.
8. Accent Elements
Signage and other accent elements will be addressed with the individual tenant improvement
efforts and resolved with the DRB.
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
ARCHITECTS
9. Landscape Elements
A net increase of 69 sq. ft. of softscape is associated with the proposed improvements. Specific
details and design is intended to be resolved with the DRB. The only existing planter along the east
fagade is proposed to be reconfigured while maintaining the same amount of softscape.
10. Service
The building dumpster is currently screened by fencing and the proposal has no effect on this
section.
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
ARCHITECTS
APPENDIX A
PHOTO GROUP 1 - Second level commercial horizontal window sections
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
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ARCHITECTS
PHOTO 2 - Two story areas of transparency for commercial.
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michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
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Design Review Memorandum
Project: Wall Street Building, Vail Village, Vail CO
Date: March 4, 2013
Materials reviewed:
Wall Street Building drawing set by Suman Architects
PEC 130008 PEC 13009 Wall Street Building Variance Request
PEC 120008 PEC 130009 Building and Model Images (3D perspectives) by
Suman Architects
Relevant Standards and Guidelines:
Vail Village Master Plan
Vail Village Urban Design Guide Plan
Vail Village Master Plan
Goal 1: Encourage high quality redevelopment while preserving unique architectural
scale of the village in order to sustain its sense of community and identity.
This goal suggests careful attention to the unique scale and character of Wall Street and
always striving for high quality development.
Policy 1.1.1: Development and improvement projects approved the Village shall be
consistent with the goals, objectives, policies and design considerations as outline
in the Vail Village Master Plan and Urban Design Guide Plan.
This policy supports this review.
Policy 2.4.1: Commercial infill development consistent with established horizontal
zoning regulations shall be encouraged to provide activity generators, accessible
green spaces, public plazas, and streetscape improvements to the pedestrian
network through the Village.
This policy generally supports the proposed project.
Objective 4.1: ... Recognize the different roles of each type of open space in
forming the overall fabric of the Village.
The arcade is one of the unique types of pedestrian experiences in the Village. If it is to be
eliminated, it should be with development that contributes to the pedestrian experience.
Vail Village Urban Design Guide Plan
Urban Design Considerations
1. Pedestrian izat ion
Filling in the ground floor module of the arcade on Gore Creek Drive cuts off views and
a passageway for some, that entices people into Wall Street. Otherwise, not
significantly affected.
2. Vehicle Penetration
PLANNING / DESIGN / COMMUNICATIONS / MANAGEMENT / TECHNOLOGY
Name
Date
Page 2
No significant impact.
3. Streetscape Framework
The "22' reconfigured landscape" adjacent to the stairs is a significant loss of the
informal character of the planting beds on Wall Street and should not be accepted.
4. Street Enclosure
Does tend to narrow down the width of the pedestrian walkway, but the overall
enclosure (upper part of the building) is not affected.
5. Street Edge
Enclosing the two-story arcade on the corner of GCD removes a significant inset and
landmark condition in the Village. We recommend not fully enclosing the Gore Creek
Drive corner, but rather leaving at least a portion of the two-story space as a covered
entry way and even pass-through. An alternative would be to at least not fill in the entire
ground floor of this corner.
Further south, the proposed fapade removes some of the variability of the street edge,
but may have a beneficial effect of making those store fronts more visible.
6. Building Height
No impact.
7. Views
Slight impact on views of the stairwell at the south end of Wall Street.
8. Sun/shade
No impact.
Architectural Considerations
Facades
Materials
Removing or covering the stucco on the central portion of the East View removes a
significant presence of stucco in Wall Street—with no apparent benefit. We
understand the challenge in trying to match the existing one -of -a -kind texture, if
there were significant changes in the wall plane. However, in our opinion it is not
essential to match it. In fact, the guidelines suggest flat stucco (see Color section)
to avoid too many fanciful textures. In some places in the Village different textures,
and colors, of stucco are juxtaposed next to each other. As long as the change
occurs at a vertical change in plane (inside corner) it will give the impression of
separate buildings, or an addition at a different time.
The veneer stone material conveyed in the Schematic Design images suggests a
very rectilinear, block -like character, rather than the more natural looking stone
(rougher surface, not straight unbroken horizontal joints, greater variability in stone
sizes) found elsewhere in the Village.
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Lastly with regard to materials, one of the objectives for the Village is to maintain the
adapted image of a "quaint European alpine village." One of the ways that is
accomplished is to use materials in a traditional way. For example, stone would
typically be used as a foundation, or a short wall below a wall of lighter material
(stucco, wood). Often, larger stones would be used as a base, with smaller stones
as the wall or column rises. Stone columns would often also have a wider base.
Stone masonry would not be used over an opening except as an arch or over a
very strong, short lintel.
The way the stone veneer is proposed to be used in this project is not consistent
with any of these general conventions. The tall, slender stone columns, the stone
above long lintels over the windows (and no lintel over the corner infill) will clearly
give a "false stone" appearance.
Colors
The intent of the color guideline is to "provide greater latitude in the use of color in
Vail Village in or der to create visual interest and enliven the area." Shifting from a
warm brown siding to a more gray siding has the opposite effect.
Similarly, the somber color of the stone also takes away some of the vitality of the
building.
Transparency
A high % of ground level transparency is maintained, in fact too high. The large,
continuous, typical commercial glass storefront system is exactly what the
guidelines intend to discourage.
Windows
The ground floor windows shown appear to be a metal -clad commercial storefront
system. Missing elements suggested in the guidelines include:
• Solid knee wall below the windows
• A significant portion of building wall (wider than the column widths
shown) that breaks the windows into discrete grouped segments
• Separate doorways
• Within an overall band of windows, wood members that divide the
windows into vertically proportioned windows.
• Mullions that further subdivide the windows into smaller panes
The second floor windows appear to be a continuous box -window extension
virtually the length of the east -facing fapade. This is inconsistent with several of the
guidelines:
• The upper floors should be predominantly solid (building wall),
punctured by windows.
• Avoid extensive horizontal repetition
• Avoid long continuous glass areas
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• Bay, bow, and box window extensions are consistent with the
guidelines, but as individual elements rather than a long, continuous
mass.
Doors
The doors shown in the Schematic Design also appear to be the doors specifically
discouraged in the Guidelines—metal clad with large single pane windows. Many
other door options are suggested in the guidelines.
Also, not reflected is any sense of a covered entry for doorways—a strong lintel,
recess, or even a canopy.
The canopy over the doorway for Wild Bill's is missing an opportunity to call more
attention to itself.
Trim
There is a broad lintel above the window systems on the ground floor, but no
indication of wide wood trim that is characteristic of the Village and strongly
encouraged in the guidelines.
Signage
The applicant is missing an opportunity to do creative signage, such as wall
graphics on stucco, signs that extend perpendicular to the building.
Discussion:
This building was one of the early buildings in Vail, built before the Design Guidelines were
created. Therefore there are aspects of the existing building are not consistent with the
Guidelines (e.g. box balconies, windows without wide trim, etc.). Obviously, if some
portions of the building are not modified, they will still be inconsistent with the Guidelines.
That being said however, there are significant aspects of the proposed improvements that
are not consistent with the guidelines, especially the Architectural Guidelines. While we
generally support the concept of filling in a significant portion of the arcade, accepting this
proposal in its current form would have a significant negative impact on the character of
one of the charming passageways in Vail Village.
Macintosh HD:Users.itwinston:Documents.ACTIVE PROJECTS.Vail Design Review. -The Wall Street Building:Wall Street DesRevMeml.docx
Design Review Memorandum
Project: Wall Street Building, Vail Village, Vail CO
Date: March 26, 2013
This memorandum builds on the March 4 memorandum, and is pursuant to a site visit with
the applicant.
The proposed building infill is generally consistent with the guidelines, with several
reservations and suggestions:
2.
3.
Given the gradually descending grade of Wall Street to the north, filling in the second
floor of the corner module, as proposed, will still leave a generous ground floor height.
The second floor area can obviously be put to better use than it is currently.
Filling in the ground floor entirely out to the NE corner column cuts off a minor "cut -
through", but the more significant concern is that it closes off views of Wall Street that
attract pedestrians in, and allow the space to flow naturally. More consistent with the
guidelines would be to expand the ground floor out to a diagonal fagade that extends
from the existing corner column of the Emporium shop, to the second column south on
Wall Street. In addition to allowing the pedestrian space to flow around the building, the
diagonal fagade would be visible to a greater area.
Filling in the rest of the arcade along
Wall Street will remove an interesting
and somewhat unique feature in Vail
(not very many arcades), but will
make the windows more visible and
the stores somewhat more
accessible. The negative aspect of
this infill is that it removes an area that
is now heavily used for outdoor
displays. If the displays are then
moved into Wall Street, there will be a
significant narrowing of the corridor. Since the Wall Street Building property apparently
extends about 3' beyond the column line, this would be legally possible. As a condition
PLANNING / DESIGN / COMMUNICATIONS / MANAGEMENT / TECHNOLOGY
Wall Street Building Design Review Memorandum 2
March 28, 2013
Page 2
0
of expansion, the Town may wish to consider being granted an easement over the
additional property so that it's use can be regulated appropriately.
The ground floor windows that fill in the arcade appear to be a metal -clad commercial
storefront system. A stroll around Vail Village reveals that there are a number of
installations that differ from the guidelines, and in fact have metal frames, and large
windows. The difference however, is two key features of these Vail Village applications:
a. most of these installations are
embedded in a wall rather than
continuous windows separated by
narrow columns (that is, there is a more
significant amount of wall separating
the windows than in the Wall St. Bldg
proposal).
b. the frames make either square or
verticle rectangle patterns (not the
horizontal rectangles in the proposal).
To be consistent with the guidelines the
vertical columns should be made wider,
and the horizontal stucco beam should be
made thicker (vertical dimension) to give
more of a sense of a solid, load-bearing
building wall, into which windows have
been inserted.
Wall Street Building Design Review Memorandum 2
March 28, 2013
Page 3
5. With regard to the second floor of the corner, the
narrow stucco beam and columns also give a
modern, non -Vail Village, character. The use of
storefront windows on the second floor are not
consistent with the guidelines, and are not even
actually practical. (In contemporary glass -wall
buildings, office uses usually dictate putting
desks or filing cabinets next to the windows,
which gives an unsightly appearance—or opaque
glass is used—neither of which is desired here.)
An approach more consistent with the guidelines
would be: smaller windows inserted into a solid
wall (e.g. wider horizontal stucco beam, wider
columns, solid wall between banks of windows, taller wall beneath the windows. (The
windows could even be bay windows for interest.)
6. The proposed fagade for the
Jewels of the West, with the
horizontal rectangle windows, isn't
consistent with any of the
guidelines, or the discussion
above, and has modern, almost
Japanese quality. To be consistent
with the guidelines suggests:
window panes that are square or
vertically proportioned rectangles,
at least a small amount of solid
building wall separating windows,
and/or at least wide columns framing the door, and a pitched or awning overhand.
K) TOWN OF VAIL t
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: May 13, 2013
SUBJECT: A request for the review of a variance from Section 12-6H-6, Setbacks, Vail Town
Code, to allow for the interior conversion of an existing vaulted area and changes
to the roof in the front setbacks, located at 133 Willow Place (Riva Ridge North)
Unit 630/ Lot 6, Block 6, Vail Village Filing 1, and setting forth details in regard
thereto. (PEC130015)
Applicant: Riva Ridge 26, LLC, represented by Michael Suman Architects
Planner: Warren Campbell
I. SUMMARY
The applicant, Riva Ridge 26, LLC, represented by Suman Architects, is requesting a
variance from the setback standards of the High Density Multiple -Family District to allow
for the construction of gross residential floor area (GRFA) and roof dormer within the
required 20 foot front setbacks.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval, with conditions, of this application subject to the findings
noted in Section VIII of this memorandum. A vicinity map (Attachment A), the
applicant's request (Attachment B) and proposed plans (Attachment C) have been
attached for review.
II. DESCRIPTION OF REQUEST
The applicant is requesting a setback variance to allow for a GRFA addition of 176
square feet through the interior conversion of an existing vaulted space within the Unit
630, Riva Ridge North. One hundred and fifty-five (155) square feet of the proposed
addition are proposed to be located within the front setback. A dormer element will be
utilized to achieve head height within the new addition.
The proposed addition would be built over the existing footprint of the structure,
resulting in no new site coverage. A new roof is being proposed which will encroach 3.5
feet and 19.5 feet in to the front setbacks. The new roof will replace existing roof
structure that currently encroaches into the setbacks the same distance as the proposal.
Landscape area will not be affected. No new parking is required or proposed. Pursuant
to Chapter 12-24, Inclusionary Zoning, Vail Town Code, the applicant will be required to
mitigate the 176 square feet of net new GRFA with either a fee -in -lieu payment of
$2,369.84 or by deed restricting a unit.
Riva Ridge North has two front setbacks, with the east side serving as a pedestrian
entrance and the south side serving as the vehicular entrance. The west and north
sides are considered side setbacks. Because setbacks are 20 feet on all sides, this
unique situation does not affect the buildable portion of the site.
III. BACKGROUND
The Riva Ridge North were built in 1969 within the Town of Vail prior to the adoption of
zoning regulations. Upon being zoned High Density Multiple Family in 1978, the
structure and site became non -conforming.
In 2002, a variance was granted to Riva Ridge North for construction of a new entry
feature in the front (east) setback. The entry feature is located at the corner of Gore
Creek Drive and Willow Bridge Road next to Checkpoint Charlie and is partially located
in the right-of-way. The variance was granted due to existing conditions of the building,
which encroaches into all four setbacks.
In 2004, a variance was granted for Unit 635 to utilize the interior conversion to
construct a GRFA addition with a dormer in the side setback.
On February 25, 2013, the Planning and Environmental Commission unanimously
approved, with conditions, a variance for a GRFA addition on an existing deck within the
side (west) setback and a new roof form within the front setback.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that the following provisions of the Vail Town Code are relevant to the
review of this proposal (click on the underlined links for regulations):
Title 12, Zoning Regulations, Vail Town Code:
Chapter 12-1: TITLE, PURPOSE, AND APPLICABILITY
Section 12-1-2: Purpose
ARTICLE 12-6H: HIGH DENSITY RESIDENTIAL DISTRICT
12-6H-1 Purpose.-
Town
urpose:
Town of Vail Page 2
V.
12-6H-6. Setbacks:
Chapter 12-17: VARIANCES
12-17-1: Purpose.-
12-17-6.-
urpose.12-17-6. CRITERIA AND FINDINGS.
Chapter 12-24, Inclusionary Zoning
Vail Land Use Plan
CHAPTER II — LAND USE PLAN GOALS / POLICIES
SITE ANALYSIS
Address:
Legal Description:
Lot Area:
Zoning:
Land Use Designation:
Geological Hazards:
Development Standard
Lot Area:
Setbacks:
Front (East)
Front (South)
Side (North)
Side (West)
GRFA
Dwelling units:
133 Willow Place, Unit 630
Lot 6, Block 6, Vail Village 1St Filing
11,930 sq. ft. (0.274 acres)
High Density Multiple Family District
High Density Residential
None
Allowed/Required Existing
10,000 sf 11,930 sf
9,066 sf
6
13,720 sf
10
Proposed
no change
no change
no change
no change
no change
13,896*sf
no change
Site Coverage: 6,566 sf (55%) 7,156 sf (60%) no change
Landscape Area: 3,579 sf (30%) 4,374 sf (37%) no change
Parking: 14 spaces 12 spaces no change
*The proposal is utilizing the Interior Conversion provision of the Vail Town Code.
Town of Vail
Page 3
VI. SURROUNDING LAND USES AND ZONING
Land Use Zoning
North: Residential High Density Multiple -Family District
South: Residential High Density Multiple -Family District
East: Mixed Use Commercial Core 1 District
West: Park Outdoor Recreation District
VII. REVIEW CRITERIA
The review criteria for a request of this nature are established by Chapter 12-17,
Variances, Vail Town Code, as follows, with Staff response:
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
The requested variance would allow for a residential addition on the second floor in the
front setback facing the Lodge at Vail. The proposed roof changes do not directly affect
any other structures or uses in the vicinity. There is no change in use or intensity of use
based upon this requested variance. The requested dormer is proposed to match the
dormer in Unit 635 (unit to the west) which received a variance in 2004.
Further, similar residential additions requiring setback variances have been approved at
other buildings in the vicinity, such as at 74 Willow Road (The Willows- prior to
redevelopment), 114 Willow Road (Riva Ridge South) and 83 Willow Place (Riverhouse
Condos). The proposed new roof is one foot off the property line, which is the same
distance as the existing roof overhang. The proposed addition is compatible with the
architectural character of the neighborhood and will not change the character of this
building or its relationship to other structures. Staff believes the proposed variance will
not change the relationship of Riva Ridge North with the surrounding structures and
uses in the vicinity.
2. The degree to which relief from the strict and literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility and
uniformity of treatment among sites in the vicinity or to attain the objectives of
this title without a grant of special privilege.
The proposed addition requiring a variance is considered an interior conversion as there
is no allowable gross residential floor area remaining. Approval of an interior
conversion is not guaranteed, especially when a variance approval is needed to
facilitate that addition. However, the applicant is requesting 176 square feet of GRFA to
achieve floor area in an existing vaulted space, which is the minimal amount necessary
to facilitate the addition and match the form of the existing dormer on Unit 635. Other
sites in the vicinity have been granted similar setback variances for residential additions
(see criteria #1 for addresses) and granting this variance would provide uniformity and
Town of Vail Page 4
compatibility of treatment among sites in vicinity. Therefore, Staff does not view the
approval of this setback variance request as a grant of special privilege.
3. The effect of the requested variance on light and air, distribution of population,
transportation and traffic facilities, public facilities and utilities, and public safety.
Staff believes the requested variance will not have any negative effects on distribution
of population, transportation and traffic facilities, public facilities and utilities and public
safety, as the 176 square foot addition will not increase the number of bedrooms in the
dwelling unit, thus keeping overall occupancy the same. The requested variance will
not affect the existing structure footprint, and thus will not affect any facilities on the
ground such as transportation and traffic facilities, utilities and public safety. Staff does
believe that the proposed roof changes will have an effect on light and air, as the
perceived bulk and mass of the building will change with the addition of a roof form
creating a gable end within the front setback. The proposed roof changes increase
building height at the eave of the south elevation from 28 feet to 36 feet, just below the
existing main roof ridge of the building. The proposed dormer and roof changes are
compatible with the architecture of the building and the surrounding neighborhood.
4. Such other factors and criteria as the Commission deems applicable to the
proposed variance.
VIII. RECOMMENDATION
The Community Development Department recommends approval, with conditions, of
this request for a variance. Staff's recommendation is based upon the criteria outlined
in Section VII of this memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission pass
the following motion:
"The Planning and Environmental Commission approves the applicant's request
for a variance from Section 12-6H-6, Setbacks, Vail Town Code, to allow for the
interior conversion of an existing vaulted area and changes to the roof in the front
setbacks, located at 133 Willow Place (Riva Ridge North) Unit 630/ Lot 6, Block
6, Vail Village Filing 1, and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to approve this request,
the Community Development Department recommends the Commission imposes the
following condition(s):
"1. Approval of this variance is contingent upon the applicant obtaining Town of
Vail approval of an associated design review application.
Town of Vail Page 5
2. The applicant shall mitigate the construction of 176 square feet of GRFA,
pursuant to Chapter 12-24, Inclusionary Zoning, Vail Town Code, prior to the
issuance of a building permit. "
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission
makes the following findings:
'Based upon the review of the criteria outlined in Section Vll of the Staff
memorandums to the Planning and Environmental Commission dated May 13,
2013, and the evidence and testimony presented, the Planning and
Environmental Commission finds.-
1.
inds:
1. The granting of this variance will not constitute a granting of special privilege
inconsistent with the limitations on other properties classified in the High Density
Multiple -Family District.
2. The granting of this variance will not be detrimental to the public health, safety,
or welfare, or materially injurious to properties or improvements in the vicinity.
3. This variance is warranted for the following reasons.-
a.
easons:
a. The strict literal interpretation or enforcement of the specified regulation
would result in practical difficulty or unnecessary physical hardship
inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town
Code.
b. There are exceptions or extraordinary circumstances or conditions
applicable to the same site of the variance that does not apply generally to
other properties in the High Density Multiple -Family District.
c. The strict interpretation or enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by the owners of other
properties in the High Density Multiple -Family District. "
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's written request dated April 15, 2013
C. Proposed Plans
Town of Vail Page 6
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April 15, 2013
Riva Ridge Unit 630 Remodel
Riva Ridge, Lot 6, Block 6
Vail Village l It Filing
Variance Application for Interior Conversion in Setback
RE: Section 12-6H-6, Setbacks, Vail Town Code
1. Description of Variance Requested
The Riva Ridge Unit 630 owners have a young family needing more space and would like to pursue the
interior conversion of an existing loft to a playroom. The variance being requested will allow
approximately 155 sq. ft. of GRFA to be converted within the East setback. Below is a detailed
breakdown of the existing conditions:
Zoning Statistics
Lot size: 11,930 sq. ft. (0.274 acres)
Zoning: High Density Multiple Family
Development Standard
Allowed/Required
Existing
Proposed
Setbacks:
West
20 ft.
4 ft.
No Change
South
20 ft.
6 ft.
No Change
East
20 ft.
0 ft.
No Change
North
20 ft.
9 ft.
No Change
Site Coverage:
6,566 sq. ft.
7,156 sq. ft.
No Change
GRFA:
7,158 sq. ft.
13,720 sq. ft.
13,896 sq. ft.
(increase of 176 sq. ft.)
Landscape Area:
4,374 sq. ft.
4,374 sq. ft.
No Change
Total Proposed Additional GRFA in Setbacks
155 sq. ft.
The property was built in 1968 prior to the adoption of zoning regulations within the Town of Vail. It
subsequently was zoned High Density Multiple Family and immediately rendered existing Non -
Conforming because the building was originally constructed in all required setbacks. This pre-existing
nonconforming condition through no fault of the applicant(s) is a hardship based on the strict and
literal interpretation of the code as any perimeter expansion or modification will require approval of a
variance from the required 20 foot setback.
2. Analysis of Proposal
Given the existing site constraints, there are limited options for expansion on this building that do not
require a variance. There is an exact precedent for the requested interior conversion which was
approved and constructed in this building back in 2004 for Unit 635. The new proposed Unit 630 interior
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
5UMAN
A R C H I T E C T S
conversion dormer will follow the design, openings, details and materials of the existing Unit 635
dormer. In addition, Unit 630 proposes to raise its south roof line similar to a recently approved design
for Unit 635. Thus, not only will the proposed Unit 630 improvements reflect the approved Unit 635
architecture, but it will also complete and balance the south end of the existing building.
The adjacent property to the East is Gore Creek Drive. Also, an existing large stand of trees screen the
south and southeast fagades of the building including the proposed area of expansion. Based on
location and the existing tree stand to remain, the proposed expansion has no impact on
development standards and neighboring properties.
Photo 1 - Shows the existing south fagade of the building.
Photo 2 - Shows the existing Unit 635 dormer.
Photo 3 - Shows the existing loft to be enclosed.
3. Approval Criteria
Based on practical difficulties, the requested variance will allow Units 630 to take advantage of an
interior conversion similar to one already approved on the property. Therefore, the proposed variance
is not a grant of special privilege given the non -conforming condition of the existing building;
precedence; and it's negligible impacts to adjacent properties.
4. Effect on light and air, distribution of population, transportation and traffic facilities, etc.
While the proposed variance will allow for a new dormer, there is negligible effect on light and air. The
variance will have no effect on anything else.
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
A R C H I T E C T S
PHOTO 1 - South Facade of existing building and applicant's SE corner unit
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
A R C H I T E C T S
PHOTO 2 - Existing precedent dormer at Unit 635
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
A R C H I T E C T S
PHOTO 3 - Existina Unit 630 loft to be converted into GRFA
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
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I
K) TOWN OF VAIL t
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: April 22, 2013
SUBJECT: A request for final review of an amended final plat, pursuant to Chapter 13-12,
Exemption Plat Review Procedures, Vail Town Code, to amend the platted
building envelope, located at 1067 Riva Glen Road/Lot 6, Spraddle Creek
Estates, and setting forth details in regard thereto. (PEC130011)
Applicant: Michael Noell, represented by Triumph Custom Homes
Planner: Warren Campbell
I. SUMMARY
The applicant, Michael Noell, represented by Triumph Custom Homes, is requesting the
review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat, Vail Town
Code, to amend the platted building envelope on Lot 6 of the Spraddle Creek Estates
subdivision, located at 1067 Riva Glen Road. The proposal to amend the platted
building envelope would reconfigure the shape while maintaining the area of the
envelope.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval, with a condition, of the amended final plat.
II. DESCRIPTION OF REQUEST
The applicant, Michael Noell, represented by Triumph Custom Homes is requesting an
exemption plat to amend the previously platted building envelope on Lot 6, Spraddle
Creek Estates Subdivision. The existing envelope would be reconfigured to
accommodate a proposed structure for the site. The reconfiguration of the building
envelope maintains the existing building envelope area of 22,396 sq ft. Specifically, the
proposal would expand the envelope to the north and contract the southern portion
resulting in a change in access from Riva Glen Road to Spraddle Creek Road.
Design Regulations were adopted as part of the development approval of Spraddle
Creek Estates. The regulations were adopted by the Town, but are enforced by the
Spraddle Creek Architectural Control Committee. Staff has listed the relevant sections
of the document in Section V of this memo. Regardless of building envelope, the
proposed residence will need to comply with all applicable zoning and plat restrictions
including but not limited to maximum GRFA, height and site coverage.
A vicinity map (Attachment A), the applicant's written request (Attachments B), the
proposed amended final plat (Attachment C) are attached for review.
III. BACKGROUND
On January 15, 1985, the property comprising Spraddle Creek Estates, approximately
39.55 acres, was annexed into the Town of Vail.
On November 18, 1986, the Town of Vail adopted the Land Use Plan which identified
Spraddle Creek Estates as being within the Hillside Residential land use designation.
The plan identified Spraddle Creek Estates as the single property within this land use
designation within Town boundaries.
On October 26, 1987, through the adoption of Ordinance 38, Series of 1987, the Town
of Vail created and imposed the Hillside Residential District on Spraddle Creek Estates.
Town Staff developed the Hillside Residential District in response to the adoption of the
Land Use Plan.
On April 17, 1991, the Design Review Board granted final approval to the development
of Spraddle Creek Estates. This approval was for roadway design, retaining walls
design, landscaping of entry and common parcels, and adoption of the Spraddle Creek
Estates Residential Design Regulations Including Architectural, Site Development and
Landscape Guidelines for the subdivision.
On February 24, 1992, the Planning and Environmental Commission approved several
variances for retaining wall height and roadway grades in excess of those permitted.
In April, 1993, Town Council approved Spraddle Creek Estates Subdivision.
On July 12, 1993, a minor subdivision was approved by the Planning and Environmental
Commission to adjust the shared lot line between Lots 14 and 15 to increase the size of
Lot 15 to allow for a primary unit and a care taker unit on the lot. Through this approval,
the area, GRFA and site coverage of both lots were also amended.
On September 7, 1993, the Town of Vail adopted Ordinance 11, Series 1993, which
rezoned Tract C of Spraddle Creek Estates from Greenbelt and Natural Open Space
District to Single Family District in order to permanently restrict the lot as an employee
housing unit (gate keeper house).
On April 5, 1995, the Design Review Board approved a change to the Residential
Design regulations for Spraddle Creek Estates to allow for glass expanses in excess of
36 feet.
Town of Vail Page 2
On June 22, 1998, the Planning and Environmental Commission approved an
amendment to the Spraddle Creek Estates plat to allow for interior conversions to
residences which complied with the regulations.
On June 11, 2007 the Planning and Environmental Commission recommended approval
of a request for final plat amendment to allow for modifications to plated GRFA and site
coverage limitations on most lots in Spraddle Creek Estates Subdivision. The request
and recommendation was forwarded to Town Council and Council tabled the request
indefinitely. This application was ultimately withdrawn by the applicant.
Since the recording of the initial plat for Spraddle Creek Estates Lots 3, 4, 9, 12, 14,
and 15, and Tract C have amended the platted building envelopes to accommodate the
design of the structure to be built on the lots.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that the following provisions of the Vail Town Code are relevant to the
review of this proposal:
TITLE 12: ZONING REGULATIONS
12-21-14 RESTRICTIONS IN SPECIFIC ZONES ON EXCESSIVE SLOPES:
The followinq additional special restrictions or requirements shall apply to
development on any lot in a hillside residential, single-family residential,
two-family residential or two-family primary/secondary residential
district where the average slope of the site beneath the existinq or
proposed structure and parking area is in excess of thirty percent (30%):
A. A soil and foundation investigation, prepared by and bearing the seal of
a registered professional engineer shall be required.
B. Foundations must be designated and bear the seal of a registered
professional engineer.
C. A topographic survey prepared by a registered surveyor, with contour
intervals of not more than two feet (2'), shall be required.
D. Structures must be designed by a licensed architect.
E. Site coverage as it pertains to this chapter, as permitted by sections
12-6A-9, 12-68-9, 12-6C-9 and 12-6D-9 of this title, is amended as
follows:
Town of Vail Page 3
1. Not more than ten percent (10%) of the total site area may be
covered by driveways and surface parking.
2. In order to protect the natural land form and vegetation on steep
slopes, not more than sixty percent (60%) of the total site area may be
disturbed from present conditions by construction activities. The design
review board (DRB) may approve site disturbance in excess of the
sixty percent (60%) maximum if specific design criteria warrant the
extent of the requested deviation.
F. A site grading and drainage plan shall be required.
G. A detailed plan of retaining walls or cuts and fills in excess of five feet
(5) shall be required.
H. A detailed revegetation plan must be submitted.
The administrator may require an environmental impact report as
provided in section 12-12-2 of this title.
J. A minimum of one covered parking space shall be provided for each
dwelling unit.
K. Setbacks, as they apply to this chapter, as required by sections 12-6A-
6, 12-6B-6, 12-6C-6 and 12-6D-6 of this title, are amended as follows:
There shall be no required front setback for garages, except as may be
required by the design review board. Garages located in the front
setback, as provided for in this section, shall be limited to one story in
height (not to exceed 10 feet) with the addition of a pitched or flat roof
and subject to review and approval by the design review board.
L. Retaining walls up to six feet (6) in height may be permitted in the
setback by the design review board when associated with a permitted
garage as referenced in subsection K of this section.
TITLE 13, VAIL TOWN CODE: SUBDIVISION REGULATIONS (in part)
13-2-2 DEFINITIONS
EXEMPTION PLAT: The platting of a portion of land or property that does
not fall within the definition of a "subdivision", as contained in this section.
13-12-1: EXEMPTION PLAT REVIEW PROCEDURES PURPOSE AND
INTENT:
The purpose of this chapter is to establish criteria and an appropriate
review process whereby the planning and environmental commission may
grant exemptions from the definition of the term "subdivision" for
properties that are determined to fall outside the purpose, purview and
Town of Vail Page 4
intent of chapters 3 and 4 of this title. This process is intended to allow for
the platting of property where no additional parcels are created and
conformance with applicable provisions of this code has been
demonstrated.
13-12-2: EXEMPTIONS IN PROCEDURE AND SUBMITTALS:
"Exemption Plats", as defined in section 13-2-2 of this title, shall be
exempt from requirements related to preliminary plan procedures and
submittals. Exemption plat applicants may be required to submit an
environmental impact report if required by title 12, chapter 12 of this code.
13-12-3: PLAT PROCEDURE AND CRITERIA FOR REVIEW:
C. Review And Action On Plat: The planning and environmental
commission shall review the plat and associated materials and shall
approve, approve with modifications or disapprove the plat within twenty
one (21) days of the first public hearing on the exemption plat application
or the exemption plat application will be deemed approved. A longer time
period for rendering a decision may be granted subject to mutual
agreement between the planning and environmental commission and the
applicant. The criteria for reviewing the plat shall be as contained in
section 13-3-4 of this title.
SPRADDLE CREEK ESTATES RESIDENTIAL DESIGN REGULATIONS (In part)
I. INTRODUCTION
Spraddle Creek Estates represents a unique residential development
opportunity in one of North America's premier mountain resorts. Located
in one of the last prime development sites in Vail, Soraddle Creek offers
all of the qualities of a world-class neighborhood: a beautiful natural
mountainside setting, outstanding views of Vail mountain and predominant
southern exposure, privacy and security within the enclave of residences,
and convenient location within the Town of Vail. In order to maintain and
strengthen these intrinsic qualities of the Spraddle Creek setting and to
promote value, quality and harmony with all new development at Spraddle
Creek, the developers of Spraddle Creek have established these
Residential Design Regulations.
The purpose of these criteria is not to limit of inhibit the creative design
process of individual owners and their consultants, but to establish the
bounds within which design will be acceptable to the community at large.
The Residential Design Regulations are established to ensure that certain
criteria and design disciplines will be in effect which will cause the
development of the community to grow in as integrated and compatible a
manner as is possible. These criteria have been developed to act as
reasonable guidelines, and are not intended to be the absolute limits to
design concepts of the custom solution for each and every residence.
Town of Vail Page 5
These criteria and standards shall form the basis for evaluation of plans
and specifications submitted for review and approval to the Spraddle
Creek Architectural Control Committee.
IV. SITE DEVELOPMENT GUIDELINES
4.1 Introduction
The preservation of the natural characteristics and setting of Soraddle
Creek Estates is critical to the overall quality of oroiect intent. In order to
preserve the inherent attributes of the Spraddle Creek site topography,
vegetation, orientation to sun exposure and views of Vail Mountain and
the upper Vail Valley, guidelines have been established that will minimize
the ohvsical and visual impacts associated with development and provide
continuity of site specific elements within the subdivision.
4.3 Building Envelope
The building envelope is the portion of each lot within which all
improvements must be built including buildings, accessory buildings, site
walls, fences, screens, recreational improvements, etc. Landscaping may
occur outside the building envelope.
The building envelope has been established for each lot based on the
natural topography and features of the lot, views, and relationship to
adjacent building envelopes. The purpose of the envelope is to reduce
uncertainty of neighbors as to which view corridors might be impacted by
future construction, and to help insure that structures blend in with the
surrounding landscape, rather than dominate it. Owners should refer to
Spraddle Creek Estates final plat in order to clarify lot property
boundaries, building envelope, allowable gross residential floor area
(GRFA), etc.
With the prior written approval of the Town of Vail Design Review Board,
encroachments outside the building envelope may be permitted for
driveways, drainage structures, utility installations, sidewalks, and garages
that meet the requirements of the Town of Vail Municipal Code.
4.4 Building Siting
All buildings and other site related development must be sensitively
integrated into its natural setting. Most of the building sites have
significant existing vegetation and varied topography. The natural
features of each lot must be utilized in an environmentally sensitive
manner, and must conform to stylistic characteristics of the architectural
design theme.
Buildings, structures and other improvements should blend with the
natural setting, in order to minimize the impact of the development on the
Town of Vail Page 6
site. Building forms and massing shall respond to the site characteristics
of slope and topoaraphv. Buildings should step with the site,
accomplishing level changes through composition of forms rather than
extensive site grading. Exposed building profiles and harsh angular forms
which contrast with the natural environment should be avoided.
Location of buildings and other improvements must also consider impacts
on adjacent and surrounding properties. No structure may be placed on
its site in a manner that substantially impairs the view from and other lot.
4.6 Grading and Drainage
Lots which have an average slope of the site beneath the proposed
structure and parking area in excess of thirty percent (30%) are subject to
the requirements of Vail Town Code [Sec. 12-21-14].
In order to meet Spraddle Creek's goals of preservation and enhancement
of the natural amenities on the site, all on-site improvements should be
sensitively planned to minimize the disruption to the existing
topography. Excessive grading is discouraged. Where grading does
occur, the following standards shall be incorporated for sensitive siting of
improvements.-
1.
mprovements:
1. The maximum slope for areas of cut and fill shall not exceed 2'
horizontal to 1' vertical (2: 1).
2. Bedrock which is exposed in a cut slope may exceed the maximum
2:1 slope. The cut surface of the bedrock should be `sculptured' to
create an irregular profile which approximates natural rock
outcroppings on the site. Planting pockets may be created in the
`sculptured' rock for grasses and forbes.
3. Horizontal and vertical variations in the graded cut and fill slopes
create a more natural ridge and valley configuration. Such
undulations should relate to the adjacent natural slope variations.
Long slopes should be varied to avoid the appearance of long flat
surfaces.
4. Slope rounding creates a softer, more natural appearing slope
configuration and promotes rapid re -vegetation at the fringe of
disturbed areas.
5. Building pad, foundation excavation, and access drives shall be
designed to minimize disruption of existing trees and ground cover.
6. All grading should occur within the building envelope unless the
grading is necessary for a driveway and/or garage, or other
improvements located outside the building envelope.
A master drainage plan has been prepared for Spraddle Creek Estates
and a copy of this document should be obtained by each lot owner or his
architect at the Pre -Design Conference with the [Spraddle Creek Estates]
ACC [Architectural Control Committee].
Town of Vail Page 7
UA
VI
1V/IA
SITE ANALYSIS
Address:
Legal Description:
Zoning:
Land Use Plan Designation
Current Land Use:
Geological Hazards:
1067 Riva Glen Road
Lot 6, Spraddle Creek Estates
Hillside Residential (HR)
Hillside Residential
Vacant
Medium Severity Rockfall
Moderate Hazard Debris Flow
Standard Platted/Required
Lot Area 82,050 sf (1.88 acre)
GRFA 8,220 sf
Site Coverage 7,370 sf
Envelope 22,396 sf
SURROUNDING LAND USES AND ZONING
Proposed
no change
no change
no change
no change
REVIEW CRITERIA
The purpose section of Title 13, Subdivision Regulations, is intended to ensure that the
proposed subdivision is promoting the health, safety and welfare of the community. The criteria
for reviewing an exemption plat shall be as contained in section 13-3-4 of this title which are as
follows:
(1) The extent to which the proposed subdivision is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in the
Vail Comprehensive Plan and is compatible with the development objectives of
the town; and
The Vail Land Use Plan designates Spraddle Creek Estates within the Hillside
Residential land use category. The Hillside Residential category states the following:
Town of Vail
"This category would allow for single family dwelling uits at densities no more
than two dwelling units per acre. Also permitted would be typical single family
accessory uses such as private recreational amenities, attached caretaker units,
or employee units and garages. Insitutional/public uses would also be permitted.
Page 8
Land Use
Zoning
North:
Residential
Hillside Residential
South:
Residential
Hillside Residential
East:
Residential
Hillside Residential
West:
Residential
Hillside Residential
REVIEW CRITERIA
The purpose section of Title 13, Subdivision Regulations, is intended to ensure that the
proposed subdivision is promoting the health, safety and welfare of the community. The criteria
for reviewing an exemption plat shall be as contained in section 13-3-4 of this title which are as
follows:
(1) The extent to which the proposed subdivision is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in the
Vail Comprehensive Plan and is compatible with the development objectives of
the town; and
The Vail Land Use Plan designates Spraddle Creek Estates within the Hillside
Residential land use category. The Hillside Residential category states the following:
Town of Vail
"This category would allow for single family dwelling uits at densities no more
than two dwelling units per acre. Also permitted would be typical single family
accessory uses such as private recreational amenities, attached caretaker units,
or employee units and garages. Insitutional/public uses would also be permitted.
Page 8
These areas would require sensitive development due to slopes, access,
visibility, tree coverage and geologic hazards. Minimum buildable area of 20,000
square feet would be required per dwelling unit."
When Spraddle Creek Estates was initially platted and zoned conformance with the Vail
Land Use Plan, Town of Vail Zoning and Subdivision Codes was verified. Upon the
Spraddle Creek Estates plat, gross residential floor area (GRFA) and site coverage were
restricted below the maximums permitted within the Hillside Residential district. The
proposed design for the structure will be required to conform with the Hillside Residential
district and platted requirements.
This proposal is to amend the platted envelope on Lot 6 to accommodate a design for
the structure on the lot. The existing platted building envelope was located on the lot
anticipating access off of Riva Glen Road which is located on the downhill side of the lot.
The adopted documents for Spraddle Creek Estates did anticipate that access might
come off of Spraddle Creek Road and identified it as a potential access point. The
proposed structure is designed to obtain access off of Spraddle Creek Road. The
proposed change in access and the design of the structure necessitate the need to
reconfigure and pull the building envelope north on the site to be proximate to Spraddle
Creek Road. The proposed relocated and reconfigured building envelope will maintain
the existing area of the platted envelope.
Staff believes the proposal to relocate and reconfigure the building envelope on Lot 6 is
in compliance with this criterion.
(2) The extent to which the proposed subdivision complies with all of the
standards of this Title, as well as, but not limited to, Title 12, Zoning Regulations
and other pertinent regulations that the Planning and Environmental Commission
deems applicable; and
The proposal to amend the building envelope on Lot 6 remains in compliance with the
standards of Title 13, Subdivision Regulations, and Section 12-6A-1, Hillside Residential,
Vail Town Code. When Spraddle Creek Estates was initially platted and the
accompanying Hillside Residential Zone District adopted and applied to the subdivision
Lot 6 was in full compliance. The current proposal is to change the configuration of the
platted building envelope, while maintaining the current area of the building envelope.
Staff believes the proposed amended final plat which proposes to amend the building
envelope for Lot 6 is in compliance with this criterion.
(3) The extent to which the proposed subdivision presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives; and
The proposed amended final plat does not increase the number of lots or configuration
of the existing lots within the subdivision. Staff believes that the proposed changes to
the building envelope for Lot 6 does not have a negative affect on the elements listed in
this criterion.
Staff believes the amended final plat complies with this criterion.
Town of Vail Page 9
(4) The extent of the effects on the future development of the surrounding area;
and
Staff believes this proposal will have no negative effects on the future development of
surrounding areas for reasons stated previously.
Staff believes the amended final plat complies with this criterion.
(5) The extent to which the proposed subdivision is located and designed to
avoid creating spatial patterns that cause inefficiencies in the delivery of public
services, or require duplication or premature extension of public facilities, or
result in a "leapfrog" pattern of development, and
Staff believes this proposal will have no negative effects on the elements identified in
this criterion for reasons stated previously.
Staff believes the amended final plat complies with this criterion.
(6) The extent to which the utility lines are sized to serve the planned ultimate
population of the service area to avoid future land disruption to upgrade under-
sized lines; and
Staff believes this proposal will have no negative effects on the elements identified in
this criterion for reasons stated previously.
Staff believes the amended final plat complies with this criterion.
(7) The extent to which the proposed subdivision provides for the growth of an
orderly viable community and serves the best interests of the community as a
whole; and
Staff believes this proposal will have no negative effects on the elements identified in
this criterion for reasons stated previously.
Staff believes the amended final plat complies with this criterion.
(8) The extent to which the proposed subdivision results in adverse or beneficial
impacts on the natural environment, including, but not limited to, water quality, air
quality, noise, vegetation, riparian corridors, hillsides and other desirable natural
features; and
Staff believes this proposal will have no negative effects on the elements identified in
this criterion for reasons stated previously.
Staff believes the amended final plat complies with this criterion.
(9) Such other factors and criteria as the Commission and/or Council deem
applicable to the proposed subdivision.
Town of Vail Page 10
VIII. RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission approves with a condition, the request for final review of
an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review Procedures,
Vail Town Code, to amend the platted building envelope, located at 1067 Riva Glen
Road/Lot 6, Spraddle Creek Estates, and setting forth details in regard thereto. This
recommendation is based upon the review of the criteria in Section VII of this
memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve this exemption
plat, the Community Development Department recommends the Commission pass the
following motion:
"The Planning and Environmental Commission approves the Amended Final
Plat, Spraddle Creek Estates, Lot 6, Town Of Vail, Eagle County, Colorado
pursuant to Chapter 13-12, Exemption Plat Review Procedures, Vail Town Code,
to amend the platted building envelope, located at 1067 Riva Glen Road/Lot 6,
Spraddle Creek Estates, and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to approve this final plat
amendment request, the Community Development Department recommends the
Commission applies the following condition:
1. The applicant shall record the plat entitled, Amended Final Plat, Spraddle
Creek Estates, Lot 6, Town Of Vail, Eagle County, Colorado, prior to the
submittal of a building permit application.
Should the Planning and Environmental Commission choose to approve this final plat
amendment request, the Community Development Department recommends the
Commission makes the following findings:
"I) That the amended final plat is in compliance with the criteria listed in
Subsection 13-3-4A, Vail Town Code, and
2) That the amended final plat is consistent with the adopted goals, objectives
and policies outlined in the Vail Comprehensive Plan and compatible with the
development objectives of the Town, and
3) That the amended final plat is compatible with and suitable to adjacent uses
and appropriate for the surrounding areas, and
4) That the amended final plat 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. "
Town of Vail Page 11
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's written request dated March 21, 2013
C. Proposed amended final plat
Town of Vail Page 12
3.21.2013
Spraddle Creek Estates, Hillside residential
Lot 6
1067 Riva Glen Road
Vail, Colorado 81657
Description of the proposed Lot 6 building envelope change
Triumph Custom Homes
www.triumphdev.com
The owner of lot 6 at Spraddle Creek Estates is proposing to move and reconfigure the existing
building envelope. The property is undeveloped and the size of the envelope is not being changed.
The existing building envelope is an approximate rectangle shape with slight variations. It is
approximately 255' in the east west direction and 110' in the north south directions. The existing
envelope is located in the south west corner of the lot, tucked into the easement setbacks. Tight
against the west easement set back AND tight against the south setback.
The south west corner moves to the north and east to have more of a linear shape as this lot is very
steep in nature. With this horizontal shape, the home follows more closely the natural contours.
Existing building envelope size = 22,398 sq.ft. / proposed envelope size = 22,397 sq.ft.
Reasons for Lot 6 building envelope change
The proposed lot 6 building envelope change promotes harmony, reduces impact on neighbors to the
east and allows for overall better design with less impact to the steep site. The balance of the lot
between driveway access, building bench, ht. and retaining walls was a delicate balance on this site.
This building envelope move allows for the best results in the above mentioned items.
Spraddle Creek master plan demonstrates access to Lot 6 from below, off Riva Glen Road
AND from above off Spraddle Creek Road. The owner has selected the above access from
Spraddle Creek Road. This has been discussed and initially approved by Public Works. The
new address is 1000 Spraddle Creek Road. This move and associated access is one of the
driving forces to move the building envelope. I have attached the master plan showing the
different options for access.
Moving the envelope to the east and north on the site allows for the vehicular access to come
in at a more natural slope following the existing grades / bench. As we raised the design,
this allowed the driveway to reduce from 15% to the existing design of 10% through the
center portions of drive. At both ends we graduate down to 8% then 6% then 4%. As we
entry off Spraddle Creek Drive AND entering into the auto court this is down to 1% slope.
This raise up and lowing the grade allows for a safer entrance and exit off the driveway.
P. 970.479.9990 12 Vail Road, Suite 700, Vail, CO 81657
Moving the building envelope to the east, allows for increased separation between building
envelope and the adjacent home to the west. This proposed envelope change supports the
Spraddle Creek guidelines' intent to create privacy between homes. On page one the
Spraddle Creek design guidelines state, "The Residential design guidelines are established to
ensure that certain criteria and design disciplines will be in effect which will cause the
development of the community to grow in as an integrated and compatible manner as
possible... and to promote value, quality and harmony will all the development at Spraddle
Creek." This move allows for a 50' further separation between the existing home and the
new master suite on the proposed home.
The more east west oriented building envelope also allows the house design to better respond
to the natural land forms by orienting parallel with the topography. On page 4, the building
sitting, "Building forms and massing shall respond to the site characteristics of slope and
topography." Grading for the home is currently designed to be a balanced site, no export
and no import. As we cut on the north side, this will become the fill for the building bench
on the south side. The north exterior walls will work as retaining walls for a portion of the
cut. The remaining cut / grade will be achieved through boulder retaining walls.
With the proposed new envelope, grading outside the envelope on the southern visible areas
of the site is integrated into the landscaping design. Chasing the grades will require some of
that work to occur outside the revised envelope. Grading above the home on the north side
is for drainage and will be concealed by the home. Significant new landscaping will be
planted around the home and enhanced native grasses will be planted on any disturbed
areas. Site walls outside the envelope for the garage and driveway will comply with the
guidelines' three foot maximum ht. in the front setback and 6' on the remaining site with a
minimum of two feet between walls.
There are many precedents of building envelope changes in Spraddle Creek, which
demonstrate that in many cases the original envelopes were not the best solution for the site
and potential home designs. The previously approved building envelope changes have
created better homes and promoted harmony between neighbors.
If the building envelope is not adjusted, there will be a overall greater impact to the neighbor to the
west. The home would need to be taller, with a third story, to achieve the GRFA. The proposed
driveway will be steeper as the home would be located lower on the site. Retaining and landscaping
will be forced down the hill and steeper to "catch up" with the existing grades.
www.triumphdev.com
Overall the resulting design would be less successful and harmonious for the neighbors.
www.triumphdev.com
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Memorandum
To: Planning and Environmental Commission
From: Community Development Department
Date: May 13, 2013
Subject: A request for review of a Floodplain Modification Permit, pursuant to Section 14-
6-6, Grading Standards, and Section 12-21-11, Flood Hazard Zones, of the Vail
Town Code, to allow for grading within the Gore Creek 100 -year floodplain, for
the creation of the 19th green at the Vail Golf Club, located at 1775 Sunburst
Drive/Lot 3, Sunburst Filing 3 and unplatted parcels (a complete metes and
bounds description is available at the Community Development Department
Office), and setting forth details in regard thereto. (PEC130013)
Applicant: Vail Recreation District, represented by Scott O'Connell
Planner: Joe Batcheller
I. SUMMARY
The applicant, The Vail Recreation District (VRD), represented by Scott O'Connell, is
requesting review of a flood plain modification pursuant to Section 14-6-6, Grading
Standards, and Section 12-21-11, Flood Hazard Zones, of the Vail Town Code. The
VRD is requesting to perform work and construct improvements within the 100 -year
Gore Creek floodplain located on the Vail Golf Club. The proposed work is in response
to the VRD's need to occasionally reconfigure the holes of the Vail Golf Club while
continually operating a full 18 hole course. The proposed improvements within the
floodplain include grading, construction fill, and re -vegetation. The resulting green
should be able to withstand flooding, and will have an insignificant impact upon the
limits of the delineated floodplain, thus posing no threat to private property. What is
more, the proposed improvements will allow for better golf operation capabilities and
continual recreational access.
Based upon Staff's review of the criteria outlined in Section V of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval of this application, subject to the findings noted in Section VI.
II. DESCRIPTION OF THE REQUEST
The VRD is requesting review of a flood plain modification pursuant to Section 14-6-6,
Grading Standards, and Section 12-21-11, Flood Hazard Zones, of the Vail Town Code.
The purpose of the 19th Green Improvements Project is to provide the VRD with the
operational capacity necessary to host a full 18 hole course at the Vail Golf Club.
Improvements within the scope of installing a new golf green and bunker for the 19th
hole on the Vail Golf Club include the import of earth materials (structural dirt, gravel,
sand, topsoil and sod), the installation of new irrigation equipment, and new drainage
lines. The golf green and bunker will be constructed to the standards and specifications
detailed by the golf course architect, Phelps/ Atkinson Golf Course Design.
Proposed plans and analysis (Attachment A), the Environmental Impact Report dated
March 28, 2013, (Attachment B), and a letter from River Restoration dated January 25,
2013, revised May 3, 2013 (Attachment C) are attached for reference.
III. BACKGROUND
The Vail Golf Club functions as a golf course during the summer and as the Nordic
Center during the winter. Much of the golf course is partially located within the Gore
Creek floodplain as the creek is adjacent to the entire length of the property, bifurcating
it some parts. The VRD has planned for various improvements to the Vail Golf Club,
including the clubhouse, hole 12, and hole 18. This project will help facilitate
improvements to the course itself, and is specific to the creation of hole 19.
The VRD has retained the services of River Restoration to conduct the site assessment
and environmental impact report. To date, the following tasks have been completed:
Task 1: Site Assessment and Survey: Conducted on December 14, 2012, which
included topographic and hydrographic survey of the effective floodway and the
effective floodplain.
Task 2: Construction Fill Assessment: Developed on April 3, 2013, to analyze
potential improvements within the floodway.
Task 3: Environmental Impact Report: Drafted on March 28, 2013, to assess
potential environmental hazards within the floodplain resulting from the project.
IV. APPLICABLE PLANNING DOCUMENTS
Tile 14, Development Standards, Vail Town Code (in part)
14-6-6: FLOODPLAIN STANDARDS.-
All
TANDARDS:
All modifications, grading or installation of proposed improvements within the 100 -year
floodplain shall be in accordance with section 12-21-11 of this code.
The floodplain line shall be determined by a registered professional land surveyor by
plotting the appropriate elevation of the floodplain on a maximum one inch equals
twenty feet (1 " = 20) topographic two foot (2) contour map using the adopted town of
Vail flood profiles (the federal emergency management agency flood insurance study).
The topographic survey shall reveal the method for determining the starting point and
Town of Vail Page 2
the starting elevation for the floodplain delineation. A site specific study performed by a
professional engineer per FEMA guidelines and approved by the town of Vail and FEMA
may be required.
Title 12, Zoning Regulations, Vail Town Code (in part)
12-21-11: FLOOD HAZARD ZONES.-
A.
ONES:
A. Purpose: To promote public health, safety and general welfare and to minimize public
and private losses due to flood conditions in specific areas by provisions designed to:
1. Protect human life and health,-
2.
ealth,
2. Minimize expenditure of public money for costly flood control projects,-
3.
rojects,
3. Minimize the need for rescue and relief efforts associated with flooding and
generally undertaken at the expense of the general public,-
4.
ublic,
4. Minimize prolonged business interruptions,-
5.
nterruptions,
5. Minimize damage to public facilities and utilities such as water and gas mains,
electric, telephone and sewer lines, streets and bridges located in floodplains,
6. Help maintain a stable tax base by providing for the sound use and development
of flood prone areas in such a manner as to minimize future flood blight areas,
7. Ensure that potential buyers are notified that property is in a flood area,
8. Ensure that those who occupy the floodplain assume the responsibility for their
actions,-
9.
ctions,
9. Protect the natural areas required to convey flood flows and retain flow
characteristics, and
10. Obtain and maintain the benefits to the community of participating in the national
flood insurance program.
B. Basis For Establishing The Areas Of Special Flood Hazard: The areas of special
flood hazard identified by the federal emergency management agency in a scientific and
engineering report entitled, "The Flood Insurance Study For Eagle County, Colorado,
And Incorporated Areas" dated December 4, 2007, with accompanying flood insurance
rate maps and flood boundary-floodway maps (FIRM and FBFM) and any revisions
thereto are hereby adopted by reference and declared to be a part of this chapter.
C. Designation Of The Floodplain Administrator.- The town engineer or designee is
hereby appointed the floodplain administrator to administer and implement the
Town of Vail Page 3
provisions of this chapter and other appropriate sections of 44 CFR (national flood
insurance program regulations) pertaining to floodplain management.
D. Duties And Responsibilities Of The Floodplain Administrator: Duties and
responsibilities of the floodplain administrator shall include, but not be limited to, the
following.-
1.
ollowing:
1. Maintain and hold open for public inspection all records pertaining to the
provisions of this chapter.
2. Review all permit applications to ensure that the requirements of this chapter have
been satisfied and that the proposed improvement will be reasonably safe from
flooding.
3. Review, approve or deny floodplain use and modification permits to determine
whether proposed improvements meet the provisions of this chapter.
4. Review evidence prior to the issuance of a floodplain use permit that all necessary
permits have been obtained from those federal, state, or local government agencies
from which prior approval is required. Conditional floodplain use permits may be
issued contingent upon receipt of the above mentioned agency permits.
5. Review and verify that no new habitable structure is constructed within the flood
hazard zone.
6. Review and verify that a licensed professional engineer or professional land
surveyor certified the location of the 100 -year floodplain on all development
applications that are adjacent to, or partially located within the 100 -year floodplain,
that are proposing improvements that may affect the floodplain.
7. Where interpretation is needed as to the exact location of the boundaries of the
areas of special flood hazards (for example, where there appears to be a conflict
between a mapped boundary and actual field conditions) the floodplain administrator
shall make the necessary interpretation.
8. Notify, in riverine situations, adjacent communities and the Colorado division of
emergency management, prior to any alteration or relocation of a watercourse, and
submit evidence of such notification to the federal emergency management agency.
9. Assure that the flood carrying capacity within any altered or relocated portion of
any watercourse is maintained.
10. When base flood elevation data have not been provided in accordance with
subsection 8 of this section, the floodplain administrator shall obtain, review and
reasonably utilize any base flood elevation data and floodway data available from
federal, state or other source, in order to administer the provisions of subsection F of
this section.
Town of Vail Page 4
11. When a regulatory floodway has not been designated, the floodplain
administrator must require that no new construction, substantial improvements, or
other development (including fill) shall be permitted within zones A 1-30 and AE on
the community's FIRM, unless it is demonstrated that the cumulative effect of the
proposed development, when combined with all other existing and anticipated
development, will not increase the water surface elevation of the base flood more
than one foot (1) at any point within the community.
12. Under the provisions of 44 CFR chapter 1, section 65.12, of the national flood
insurance program regulations, a community may approve certain development in
zones A 1-30, AE, AH, on the community's FIRM which increases the water surface
elevation of the base flood by more than one foot (1), provided that the community
first applies for a conditional FIRM revision through FEMA (conditional letter of map
revision).
E. Floodplain Permits.-
1.
ermits:
1. Floodplain Use Permit [... ]
2. Floodplain Modification Permit.-
a.
ermit:
a. Purpose: A Floodplain Modification Permit is a permit to allow construction of
improvements and/or modifications to the adopted floodplain for all other uses,
improvements, or modifications to or within the floodplain that do not fall within the
guidelines of the floodplain use permit. However, no habitable structures or
improvements shall be allowed to be constructed within the floodplain.
b. Floodplain Modification Application Submittal Requirements: Applicants shall
provide the following information prior to design review or any review by the
planning and environmental commission.-
(1)
ommission:
(1) Elevation of the lowest floor (including basement and crawl space) of all
new and substantially improved structures within or adjacent to the floodplain.
(2) Description of the extent to which any floodplain will be altered including
why, when, how, and when it will be replaced back to its original configuration,
and addressing each relevant factor in subsection E3 of this section.
(3) Signature of the owners of all property subject to an impact by the proposed
improvement.
(4) A site plan drawn to an engineering scale showing the location, dimensions,
and elevations of the proposed landscape/grade alterations, existing and
proposed structures, relevant landscape/topographic features, and the location
of the foregoing in relation to the 100 -year floodplain. The floodplain line shall
be provided on a plan certified by a licensed professional engineer or land
surveyor.
Town of Vail Page 5
(5) Detailed topographic cross sections provided by a licensed professional
surveyor of the area proposed to be altered, showing existing and proposed
conditions.
(6) Copy of all other necessary approved permits (i.e., building permit, public
way permit, ACOE permit, dewatering permit, DOW permit, CDHPE permit).
(7) An engineered floodplain analysis of the impacts to the floodplain prepared
by a qualified licensed professional engineer.
(8) Copy of submitted application for a conditional FIRM and floodway revision
through FEMA, if applicable.
(9) Environmental impact report, per chapter 12 of this title.
(10) Any additional information deemed necessary by the floodplain
administrator.
V. REVIEW CRITERIA
The applicant is requesting the review of a floodplain modification under the provisions
of Chapter 14-6, Grading Standards, Vail Town Code. The applicant received
confirmation from River Restoration in a letter dated January 25, 2013:
"The results of this comparison demonstrate that Proposed Conditions should have
no adverse effects upon the efficiency or capacity of the floodway; persons and
personal property upstream, downstream and in the immediate vicinity; the 100 -
year flood profile and channel stability; any tributaries to the main stream, drainage
ditches and any other drainage facilities or systems, and do not change the Effective
model. "
This proposal includes grading, construction fill, and re -vegetation. Staff has included
the criteria for the review of a floodplain modification request below:
(1) The effects upon the efficiency or capacity of the floodway;
The proposed improvements are designed so that there will be no impact to the
efficiency or capacity of the floodway, as confirmed in the Environment Impact
Report.
(2) The effects upon persons and personal property upstream, downstream and in the
immediate vicinity;
River Restoration believes there are no potential negative impacts to personal
property in the vicinity of the proposed improvements.
(3) The effects upon the 100 -year flood profile and channel stability;
Town of Vail Page 6
The 100 -year floodplain line will be altered slightly, but according to the letter from
River Restoration, there would be no adverse effects upon the efficiency or capacity
of the floodway as a result of the proposed improvements.
(4) The effects upon any tributaries to the main stream, drainage ditches and any other
drainage facilities or systems,-
The
ystems,
The location of the proposed project is not in the vicinity of any tributaries, drainage
ditches, or other drainage facilities and therefore Staff does not believe there are any
negative effects on these elements.
(5) The danger to life and property due to flooding or erosion damage,-
The
amage,
The letter from River Restoration states: "the proposed 19th Green project should
not increase dangers to life and property due to flooding or erosion damage." There
is no observable increase to the water surface elevation between the effective and
proposed conditions. Thus, there would be no increased threat of flooding to
property, private or public.
(6) The susceptibility of the proposed improvement and its contents to flood damage
and the effect of such damage on the individual owner;
The letter from River Restoration states: "the improvement and its contents should
not increase the susceptibility of the project area to flood damage and the effect of
such damage on the individual owner."
(7) The danger that materials may be swept onto other lands to the injury of others,-
The
thers,
The improvements are intended to be installed to withstand the forces of Gore Creek
and resist being swept away from the point of installation. There is no increased
danger that materials may be swept onto other lands to the injury of others, as the
site for the proposed 19th hole has a grade of less than 1 percent. The Environment
Impact Report confirms this finding.
(8) The compatibility of the proposed use with existing and anticipated development;
The Vail Golf Club is a highly utilized golf course within the Town of Vail. The
proposed improvements have been designed to be compatible with the desired
intent of uses, which are golf and nordic activities. Staff believes the proposed
improvements are compatible with the existing and anticipated development.
(9) The safety of access to the property in times of flood for ordinary and emergency
vehicles,-
The
ehicles,
The proposed improvements do not negatively affect the current level of access for
emergency vehicles to the site.
Town of Vail Page 7
(10) The costs of providing governmental services during and after flood conditions
including maintenance and repair of streets and bridges, and public utilities and facilities
such as sewer, gas, electrical and water systems,-
The
ystems,
The proposed improvements have no bearing on the need for future governmental
services and improvements.
(11) The expected heights, velocity, duration, rate of rise and sediment transport of the
floodwaters and the effects of wave action, if applicable, expected at the site,
The letter from River Restoration describes the proposed improvements as having
no impacts as the result of increased heights, velocity, duration, rate of rise and
sediment transport of the floodwaters and the effects of wave action at this site. The
Environment Impact Report confirms this finding.
(12) The effect the proposed changes will have any adverse environmental effect on the
watercourse including, without limitation, erosion of stream banks and stream side trees
and vegetation and wildlife habitat;
The proposed improvements are located far enough away from the stream banks
where they will have a limited adverse environmental effect, as confirmed by River
Restoration.
(13) The necessity to the facility of a waterfront location, where applicable,-
Not
pplicable,
Not applicable.
(14) The availability of alternative locations, not subject to flooding or erosion damage,
for the proposed use,-
Given
se,
Given the configuration of the golf course, the applicant and Staff feel the 19th green
has been sited in the most appropriate location.
(15) The relationship of the proposed use to the comprehensive plan for that area.
This proposal meets the intent of Vail's Comprehensive Open Lands Plan for this
area, which designates the Vail Golf Club as recreational open space.
Staff believes this application meets the criteria for approval of a Floodplain Modification
Permit. The Vail Floodplain Manager, Tom Kassmel, has also reviewed all materials for
the proposed 19th hole and agrees with Staff's recommendation.
VI. STAFF RECOMMENDATION
The Community Development Department recommends approval of a Floodplain
Modification Permit, pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to
allow for grading, construction fill, and re -vegetation within the Gore Creek 100 -year
floodplain, to construct the 19th green at the Vail Golf Club, located at 1775 Sunburst
Drive/Lot 3, Sunburst Filing 3 and unplatted parcels (a complete metes and bounds
Town of Vail
Page 8
description is available at the Community Development Department Office), and setting
forth details in regard thereto. This recommendation is based upon the 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 approve this Floodplain
Modification Permit request, the Community Development Department recommends the
Commission pass the following motion:
"The Planning and Environmental Commission approves the Floodplain Modification
Permit request pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to allow
for grading within the Gore Creek 100 -year floodplain, to construct the 19th green at the
Vail Golf Club, located at 1775 Sunburst Drive/Lot 3, Sunburst Filing 3 and Unplatted
Parcels (a complete metes and bounds description is available at the Community
Development Department Office), and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to approve this Floodplain
Permit request, the Community Development Department recommends the Commission
makes the following findings:
"Based upon a review of Section V of the Staff's May 13, 2013, memorandum to the
Planning and Environmental Commission and the evidence and testimony presented,
the Planning and Environmental Commission finds:
(1) That the proposed use or modification adequately addresses the findings in
subsection E3a of this section, as determined by the floodplain administrator, unless
the applicant can demonstrate that one or more of the standards is not applicable, or
that a practical solution consistent with the public interest has been achieved;
(2) That the proposed use or modification is consistent with the adopted goals,
objectives and policies outlined in the Vail comprehensive plan and compatible with
the development objectives of the town, and
(3) That the proposed use or modification is compatible with and suitable to adjacent
uses and appropriate for the surrounding areas, and
(4) That the proposed use or modification 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.
VI. ATTACHMENTS
A. Proposed plans and analysis
B. Environmental Impact Report dated March 28, 2013
C. Letter from River Restorations dated January 25, 2013, revised May 3, 2013
Town of Vail Page 9
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Environmental Impact Report
19th Hole of the Vail Golf Course
Prepared For
The Vail Recreation District
March 28th 2013
Prepared By
Rive rRestoration
PECIASOOIB
Table of Contents
Section One I Introduction............................................................................................................. 1
ProjectDescription...................................................................................................................... 1
ProjectLocation.......................................................................................................................... 1
Section Two Impacts Assessment................................................................................................ 2
AppendixA Location Map............................................................................................................. i
AppendixB Floodplain Map..........................................................................................................ii
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
Section One I Introduction
Project Description
In 2010 the Vail Recreation District (VRD) drafted a master plan for the Vail Golf Course (VGC),
which included construction of a 19th hole along with renovations and maintenance of the
existing holes. Constructing the 19th hole would allow the VRD to perform the renovations and
maintenance as described in the master plan without reducing the number of playable holes on
the course to less than 18. Having the option of a 19th hole would provide course staff with the
flexibility to utilize the hole early or late in the season if course issues such as turf damage,
water Issues, damage caused by wildlife, or adverse spring/fall conditions are present elsewhere
on the golf course. The 19th hole would be utilized only when necessary, due to construction
activities or in the case of adverse conditions causing the closure of a hole on the course.
The VRD has been working with the firm of Phelps / Atkinson to design the improvements
necessary for the 19th hole. Their review of siting options has revealed the best possible location
for the 191h hole. The project area is to be located approximately 50 ft north and east of the
existing weather shelter between the 12th hole and the 16th hole. Reconfiguration of the 12th
tee box and the construction of the 19th green would require the importation of fill materials.
Once the topography has been shaped, the new tee box and green would be covered in sod to
match the existing vegetation of the VGC. Irrigation of the sod would be performed once placed
to ensure its long term success. A sand bunker would also be constructed on the north side of
the 19th green to add a degree of difficulty to the golf shot.
Project Location
The Vail Golf Club is located in Vail, Colorado at approximately 8285 ft above msl. The proposed
19th hole green is located approximately 350 ft north of Gore Creek between the 12th hole tee
box and the 16th hole fairway. The proposed 19th hole tee box is to be located at the existing
12th hole tee box, creating a shared tee complex. The project area is accessed by taking Exit 176
off Interstate 70 (1-70) then traveling east on the South Frontage Rd E for a distance of 2.2 miles.
The 19th hole project area is located south off South Frontage Rd E, approximately 150 ft along
the private access drive. Appendix A: Location Map 191h Hole Vail Golf Course shows the
location of the proposed project site.
PAGE 1 1
ENVIRONMENTAL IMPACT REPORT 19th HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
Section Two I Impacts Assessment
The following of no significant environmental impacts, either during construction or on a
continuing basis is based on predefined affects described in Section 12-12-2 A -O of the Vail
Town Code.
A. Alters an ecological unit or land form, such as a ridgeline, saddle, draw, ravine, hillside,
cliff, slope, creek, marsh, watercourse, or other natural landform feature.
a. No significant change in land form either during or following construction is
proposed as part of the 191h hole construction on the Vail Golf Course. The
existing topography of the proposed project area is gently sloping (<1%) to the
southwest, towards Gore Creek. The land form is generally flat with minor
topographic variations. No visible ridgelines, saddles, draws, ravines, hillsides,
cliffs, slopes, creeks, marshes, watercourses, or other natural landform features
are found in the immediate project area. The proposed project topography at the
12th tee box does not increase the overall height from existing conditions but
nearly doubles the footprint from % acre to % acre in creating the combined tee
box complex. The proposed 19th green will create topographic variability, which
does not currently exist at the planar site. The maximum elevation increase over
the 1/3 acre site is approximately 1 ft.
b. No change in ecologic unit is anticipated as part of the proposed project. The
project is to be constructed on the existing Vail Golf Course and does not alter
the existing land use or subsequent ecology. Specifically, the 19th green is to be
located between the 12th hole fairway and the 16th hole green. This land is
currently managed by the Vail Golf Course and will not require significantly
different land management practices in support of the proposed improvements.
B. Directly or indirectly affects a wildlife habitat, feeding, or nesting ground.
a. Wildlife habitat, feeding, or nesting grounds are not anticipated to be
significantly impacted either during construction or following construction of the
19th hole. The existing Vail Golf Course is assumed to have moderate habitat,
feeding, or nesting value, due to disturbances to wildlife through human use or
maintenance activities. During construction, the roughly 0.8 acre project site will
be cleared of non-native vegetation as necessary and fill will be placed to create
proposed topography. It is anticipated that construction activities will
temporarily reduce opportunities for marginal wildlife habitat, feeding, or
nesting grounds. However, once the project is completed, in the spring of 2013,
the land will be returned to its prior use, restoring whatever wildlife habitat,
feeding, or nesting ground value is presently available.
PAGE 1 2
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
C. Alters or removes native grasses, trees, shrubs, or other vegetative cover.
a. Vegetative cover on the project site will be temporarily impacted during
construction activities. The combined 0.8 acre project site will be temporarily
cleared of non-native vegetation, as necessary, and fill will be placed to create
proposed topography. Once constructed, the disturbed areas will be Boded and
irrigated to restore vegetative cover to the project area. Due to the current land
management practices of the active golf course, no native grasses, trees, or
shrubs are present within the 0.8 acre project site.
D. Affects the appearance or character of a significant scenic area or resource, or involves
buildings or other structures that are of a size, bulk, or scale that would be in marked
contrast to natural or existing urban features.
a. Construction activities, at the project site, will have a temporary effect on the
appearance of the golf course. However, once sod has been placed in the spring
of 2013 no continued impacts are anticipated. The proposed topography is
I , consistent with the existing land forms and is not of a size, bulk, or scale that
would be in marked contrast to natural or existing urban features.
E. Potentially results in avalanche, landslide, siltation, settlement, flood, or other land form
change or hazard to health and safety.
a. The proposed project area is on a gentle slope (<1%), with limited topographic
variability. Impacts during or once construction has been completed will not
increase the potential for avalanche or landslide, thereby increasing hazards to
health and safety.
b. The Vail Golf Course is situated on the floodplain of Gore Creek. Through the golf
course reach, Gore Creek meanders along the broader glacial valley, alternately
eroding and depositing river sediments. These sediments originate from steep
mountain streams that empty into Gore Creek at the numerous alluvial fans
which dominate the valley floor. In general, Gore Creek's floodplain is
characterized by shallow organic and mineral soils, overlaying well consolidated
alluvial deposits. Due to the largely stable nature of these soils, risk of land form
changes or settlement is not anticipated to increase during or following
construction of this project. Appropriate fill materials are to be placed on existing
soils, which do not currently show signs of settlement.
c. The proposed project is partially located within the Effective 100 yr Floodplain of
Gore Creek and north of the Effective Floodway encroachment station near
FEMA river station 178. Construction activities will require the placement of fill
materials, of which a portion will be located within the Effective 100 yr
Floodplain. Appendix B: Floodplain Map describes the locations of the 19th green
along with the delineations of the Effective Floodway and Floodplain. A separate
PAG E 1 3
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
floodplain analysis was prepared for the Vail Floodplain Manager, by a qualified
licensed professional engineer, to address flooding issues associated with the
project. A letter report was drafted demonstrating compliance with Town of Vail
and FEMA regulations necessary to perform work in the floodplain. The report
also addressed relevant issues described in subsection 12-21-11 E.3. of the Vail,
Colorado Town Code. The results of this analysis demonstrate that the proposed
project should have no adverse effects upon siltation or flooding, the efficiency
or capacity of the floodway, persons and personal property upstream,
downstream and in the immediate vicinity, the 100 -year flood profile and
channel stability, any tributaries to the main stream, drainage ditches and any
other drainage facilities or systems.
F. Discharges toxic or thermally abnormal substances, or involves use of herbicides or
pesticides, or emits smoke, gas, steam, dust, or other particulate matter.
a. Subsurface conditions at the project site have not been studied as part of this
analysis. If toxic substances are uncovered during construction activities, these
materials will be isolated, removed, and disposed of at an appropriate facility or
left undisturbed.
b. Discharges of thermally abnormal substances, smoke, gas, stream, dust, or other
particulate matter is not anticipated during or following construction activities at
the project site.
c. The use of herbicides and/or pesticides may occur on the project site, following
construction activities, consistent with the Vail Golf Courses land management
practices. No significant additional use of these substances is anticipated beyond
whatever use may already occur.
G. Involves any process which results in odor that maybe objectionable or damaging.
a. Construction activities at the project site will require the use of heavy equipment
for filling and shaping of the topography. Diesel fuel and emissions will
temporarily occur onsite, which may result in an objectionable odor. No
permanent changes which results in odor that may be objectionable or damaging
are anticipated as part of this project.
H. Requires any waste treatment, cooling, or settlement pond, or requires transportation of
solid or liquid wastes to a treatment or disposal site.
Ia. No waste treatment, cooling, or settlement ponds will be necessary during or
following construction activities. Similarly, no solid or liquid wastes are
anticipated to be generated by the project, which will require transportation of
to a treatment or disposal site. If toxic substances are uncovered subsurface and
PAGE 14
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
cannot be avoided during construction activities, these materials will be isolated,
removed, and disposed of at an appropriate facility.
I. Discharges significant volumes of solid or liquid wastes.
a. No solid or liquid wastes are anticipated to be generated by the project. If solid
or liquid wastes are uncovered subsurface by the project, these materials shall
not be discharged to open waters and will be isolated, removed, and disposed of
at an appropriate facility.
J. Has the potential to strain the capacity of existing or planned sewage disposal, storm
drainage, or other utility systems.
a. The existing project area currently drains to Gore Creek and does not drain to
existing or proposed sewer systems. Activities during or following construction
will have no impact on the capacity of existing or planned sewage disposal, storm
drainage, or other utility systems.
K. Involves any process which generates noise that may be offensive or damaging.
a. Construction activities at the project site will require the use of heavy equipment
for filling and shaping of the topography. Heavy equipment activity onsite will
temporarily generate noise that may be considered offensive. Construction
activities are scheduled for the sprig of 2013. No permanent changes which
generate noise that may be offensive or damaging are anticipated as part of this
project.
L. Either displaces significant numbers of people or results in a significant increase in
population.
a. Neither during or following construction activities will a significant numbers of
people be displaced nor will the project result in a significant population
increase.
M. Preempts a site with potential recreational or open space value.
a. The current project site has significant recreation/open space value. Neither
construction or post construction activities will impact potential recreational or
iopen space value as the land will be returned to an identical use following
construction.
N. Alters local traffic patterns or causes a significant increase in traffic volume or transit
service needs.
a. Neither construction or post construction activities will alter local traffic patterns
or cause a significant increase in traffic volume or transit service needs.
PAGE 15
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
0. Is a part of a larger project which, at any future stage, may involve any of the impacts
listed in this section. (Ord. 29(2005) § 31: Ord. 8(1973) § 16.200)
a. This project is part of the 2010 Vail Recreation District drafted master plan for the
Vail Golf Course. The master plan includes construction of a 191h hole along with
renovations and maintenance activities at other holes on the golf course.
PAG E 16
ENVIRONMENTAL IMPACT REPORT 19" HOLE, VAIL RECREATION DISTRICT, VAIL GOLF COURSE
Appendix A I Location Map
IN
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I I Appendix B I Floodplain Map
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3r PO Box 02123.Glenwood Springs. Colorado 81602. (970) 947-9568
January 25, 2013
Revised May 3, 2013
Thomas Kassmel, PE
Town of Vail
Department of Public Works
Town Engineer
1309 Elkhorn Drive
Vail, CO 81632
Phone 970-479-2235
RE: Report describing the As Proposed Floodplain Compliance with Town of Vail
regulations for the construction of the 19th Green improvements project
Dear Tom,
RiverRestoration has performed a floodplain analysis within the reach of Gore Creek, for
the Vail Recreation District (VRD); in support of the 19th green Floodplain Modification
Permit (FMP). This letter report has been prepared to demonstrate compliance with Town
of Vail regulations and Federal floodplain development guidelines.
The VRD is seeking a IMP for activities necessary to construct a new green on the Vail
Golf Course (VGC), named the 19th green (green). The new green is proposed to be
located between the existing 12th Tee Box and the existing 16th green. The proposed
green is partially located within the Effective 100 yr Floodplain however; it is located
approximately 350 ft outside of the north bank Effective Floodway encroachment station
near FEMA river station 178. Construction activities for the green will require the
placement of construction fill, of which a portion will be located within the Effective 100
yr Floodplain. Appendix A: Floodplain Map describes the locations of the 19th green
along with the delineations of the Effective Floodway and Floodplain. This analysis was
performed assuming that no insurable structures will be constructed as part of this
project.
Effective Conditions
The Effective HEC -RAS floodplain model, used in this analysis, was obtained from
Town of Vail. This model contains the most current FEMA flood model geometry for
Gore Creek within the project reach. The project reach, as described on the Eagle County
Colorado, Flood Insurance Study (FIS), is located between FEMA cross sections AN
(177) and AO (179). The Effective Conditions model is based off the NAVD 88 vertical
datum. Flood flows were based on values reported by the FIS. A 100 year discharge of
1,930 cfs was used to calculate water surface elevations, through the Project reach.
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ANRII V ER
#)1 7 PO Box 02123.Glenwood Springs. Colorado 81602. (970) 947-9568
Proposed Conditions
The Proposed Conditions model describes changes to the Effective model geometry,
based on proposed topographic alterations at the 19th green. Proposed contours used to
develop the Proposed Conditions model were supplied by the design firm of Phelps /
Atkinson. The basis for Effective and Proposed Conditions models elevations is the
Colorado harp control point "spraddle", elevation = 8287.40' (NAVD 88). To
demonstrate compliance with Town of Vail and Federal floodplain development
guidelines, a comparison of the modeled Floodway and 100 yr Floodplain Water Surface
Elevations (WSEL) are shown in Table 1. The modeling analysis performed has shown
no change to the Base Flood Elevations (BFE) within or upstream of the reach and
subsequently no change to the Effective Floodplain. Because no insurable structures are
to be located within the study reach and no impacts to BFE or upstream flood risk were
observed in the modeling analysis, neither a Letter of Map Amendment (LOMA) nor
Letter of Map Revision (LOMR) are required. However, to improve the resolution of the
Existing and Proposed Conditions Floodplain delineations, the extents of these
floodplains were redrawn based on the updated topography. Improved resolution of the
Existing and Proposed Conditions, compared to the FEMA Cross Sections, now reflects a
reasonable interpretation of how water would flow around the updated topography.
The results of this comparison demonstrate that Proposed Conditions should have no
adverse effects upon the efficiency or capacity of the floodway; persons and personal
property upstream, downstream and in the immediate vicinity; the 100 -year flood profile
and channel stability; any tributaries to the main stream, drainage ditches and any other
drainage facilities or systems; and do not change the Effective model.
The results of the analysis also show that the proposed 19`h green project should not
increase dangers to life and property due to flooding or erosion damage. Because no
increase in WSELs were observed between the Effective and Proposed Conditions
models no changes to existing site hydraulics are anticipated. As such, the improvement
and its contents should not increase the susceptibility of the project area to flood damage
and the effect of such damage on the individual owner. The models results also
demonstrate that there is not an increased danger that materials may be swept onto other
lands to the injury of others. Furthermore, no impacts to the expected heights, velocity,
duration, rate of rise and sediment transport of the floodwaters and the effects of wave
action are suggested by the modeled results, at the site.
The Vail Golf Course has multiple access roads allowing for river access during flooding.
Because this project does not change the BFEs, improvements should not impair the
safety of access to the property in times of flood for ordinary and emergency vehicles.
Additionally, the costs of providing governmental services during and after flood
conditions including maintenance and repair of streets and bridges, and public utilities
and facilities such as sewer, gas, electrical and water systems should not be affected.
Page 3
IVE
PO Box 02123.Glenwood Springs. Colorado 81602. (970) 947-9568
No change in land use is proposed for the construction of the 191i green. Because the
project is to be located within an existing fairway of the VGC, improvements are
compatible with existing and anticipated development. In addition, the proposed
improvements are consistent with the comprehensive plan for the area.
The 19' green has been positioned as far as physically possible from Gore Creek, in an
attempt to minimize impacts to flooding or erosion damage. Moving the improvements
completely out of the floodplain was not an option as siting of the new green required it
to be between two existing golf holes. The project site is located approximately 350 ft
from the north bank of Gore Creek on the existing golf course. The distance from the
creek and the existing land use should limit any new adverse environmental effects on the
watercourse including erosion of stream banks and stream side trees and vegetation and
wildlife habitat.
If you have any additional questions or comments in regard to this Floodplain
Compliance Report, please contact me at your convenience to discuss.
Sincerely,
Jason Carey P.E.
River Engineer
j ason. carey_(cbriverrestoration. org
(970)947-9568
C.C. Scott F. O'Connell
Director of Operations & Facilities
Vail Recreation District
O: (970) 477-5264
C: (970) 390-9731
soconnell@vailrec.com
Page 4
ANNI V E
1 3'7E PO Box 02123.GIenwood Springs. Colorado 81602. (970) 947-9568
Appendix A I Site Plan
Page i
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Ad Name: 9174515A
PLANNING AND ENVIRONMENTAL
COMMISSION
Customer: TOWN OF VAIL/PLAN DEPT/COMM
May 13, 2013 at 1:00pm
TOWN COUNCIL CHAMBERS/
PUBLIC WELCOME
Your account number is- 1 OP2P3375S.
Frontage Road- Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
T
Vail ■ ■�y
Site Visit
JJ
1. Lot 6 Spraddle Creek - 1067 Riva Glen Road
2. Wall Street Building - 225 Wall Street
3. Vail Golf Course Hole 19 - 2100 South Frontage
PROOF OF PUBLICATION
Road East
4. Riva Ridge North Unit 630- 133 Willow Place
45 minutes
1. A request for the review of a variance from Sec-
tion 12-7B-15, Site Coverage, Vail Town Code,
STATE OF COLORADO }
pursuant Chapter 12-17, Variances, Vail Town
Code, to allow for the construction of additions in
excess of the prescribed site coverage; and a re-
quest for the review of a major exterior alteration or
ss.
modification, pursuant to Section 12-7B-7, Exterior
Alterations and Modifications, Vail Town Code, to
COUNTY OF EAGLE }
the allow for the construction of additions, located
at 225 Wall Street/ Lot B, Block 5C, Vail Village
Filing1, and setting forth details in regard thereto.
(PEC 130008, PEC130009)
Applicant: Wall Street Commercial, LLC, repre-
I, Don Rogers, do solemnly swear that I am a qualified
by Suarr Architects
sentePlanner
Planner: Warren Campbell
representative ofthe Vail Daily. That the same Daily newspaper
ACTION:
MOTION SECOND: VOTE:
printed, in whole or in part and published in the County
15 minutes
2.A request for the review of a variance from Sec-
tion 12-6H-6, Setbacks, Vail Town Code, to allow
Eagle, State Colorado, has
for the interior conversion of an existing loft and
of of and a general circulation
addition to the roof in the front and side setbacks,
therein; that said newspaper has been published continuously
located at 133 Willow Place (Riva Ridge) Unit 630/
Lot Block Vail Village Filing 1, and setting forth
a
details in regard thereto. (PEC130015)
t
and uninterruptedly in said County of Eagle for a period of
Riva Ride
Michlael Su an Architects 6, LLC, represented by
7'
more than fifty—two consecutive weeks next to the first
Planner: Warren Campbell
pnor
MACTION
OTION: SECOND VOTE
publication of the annexed legal notice or advertisement and
CONDITION(S):
20 minutes
3.A request for final review of an amended final
that newspaper has the requested legal notice
plat, pursuant rsuantur Chapter Exemption Plat
said published
p q g
Town
Review Procedures, Vail Town Code, to amend the
Co
and advertisement as requested.
platted building envelope, located at 1067 Riva
Glen Road/Lot 6, Spraddle Creek Estates, and set-
ting forth details in regard thereto. (PEC130011)
Applicant. Michael Noell, represented by Mike
Foster of Triumph Custom Homes
The Vail Daily is an accepted legal advertising mediumACTION:
Planner: Warren Campbell
I
MOTION: SECOND: VOTE:
only for jurisdictions operating under Colorado's Home
CONDITION(S): 15 minutes
4.A request for the review of a flood plain
Rule
modification permit, pursuant to Section 12-21-11,
provision.
p
Flood Hazard Zones, Vail Town Code, to allow for
the modification of the flood plain associated with
Gore Creek, generally located at 2100 South
Frontage Road East (Vail Golf Course)/Unplatted
That legal
parcel (a complete legal description is available for
the annexed notice or advertisement was
inspection at the Town of Vail Community
published in the regular and entire issue of every
g 1J
Development Department), and setting forth details
in regard thereto. (PE
Y
number of said daily newspaper for the period of 1
anon D3)
Applicant: Vail Recreation District, represented by
Scott O'Connell
Planner: Joe Batcheller
ACTION:
insertions; that the first
consecutive and publication of said
CMOTION
ONDITION(S)OND:VOTE:
notice was in the issue of said newspaper dated 5/10/2013 and
5.A request for a recommendation to the Vail Town
Council on the adoption of the 2013 Gerald R. Ford
that the last publication of said notice was dated 5/10/2013 in
Park Master Plan, an assemblage of the 1985 Ford
Park Master Plan, the 1997 Ford Park
the issue of said newspaper.
Management Plan, and the 2012 Fort/ Park
Management Plan Amendment, located at 530,
540, and 580 South Frontage Road East/Unplatted,
and setting forth details in regard thereto.
(PEC130012)
Applicant: Town of Vail
In I have here hand this day,
Planner: George Ruther
witness whereof, unto set m Y Y
ACTION: Table to June 10, 2013
05/1 /�f /2013.
MOTION: SECOND: VOTE:
6.A request for the review of a variance from
Section 12-6E-8, Density Control, Vail Town Code,
pursuant to Chapter 12-17, Variances, Vail Town
Code, to allow for an increase in dwelling units per
acre to facilitate the construction of two
single -family residences, located at 1183 and 1191
Casolar Del Norte Drive/Lots 4 and 5, Casolar Vail,
and setting forth details in regard thereto.
(PEC130010)
General Man ager/Publisher/Editor
Apapli ant: Todger Anderson, represented by Tom
Vail Daily
Planner: Warren Campbell
ACTION: Table to June 10, 2013
MOTION: SECOND: VOTE:
Subscribed and sworn to before me, a notary public in and for
7.A request for the review of a conditional use
the County of Eagle, State of Colorado this da 05/17/2013.
"J g � yfacility,
permit, pursuant to Section 12-7D-2, Conditional
Uses, Vail Town Code, to allow for a drive-up
located at 2171 North Frontage Road West
(McDonald's)/Lot 2B, Vail Das Schona Filing 3, and
setting forth details in regard thereto. (PEC130014)
Applicant: McDonald's USA, LLC, represented by
Robert Palmer
Planner: Warren Campbell
ACTION: Table to June 10, 2013
MOTION: SECOND VOTE
B.Approval of April 22, 2013 minutes
MOTION: SECOND: VOTE:
Pamela J. Schultz, Notary Public
9.Information Update
My Commission expires. November 1, 2015
10.Adjournment
MOTION: SECOND: VOTE:
The applications and information about the propos-
als are available for public inspection during regul-
ar 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. Times and order of
items to
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are approximate, subject change, and
cannot be relied upon to determine at what time the
Planning and Environmental Commission will
PAMELAJ.
consider an item. Please call (970) 479-2138 for
'
' SCHULTZ
additional information. Sign language interpretation
is available upon request with 24-hour notification.
Please call (970) 479-2356, Telephone for the
P.
Hearing Impaired, for information.
Community Development Department
My Commission
Published May 10, 2013 in the Vail Daily.
Expires 11101Q015
(9174514)
Ad Name: 9128456A
Customer: TOWN OF VAIL/PLAN DEPT/COMM
Your account number is- 1 OP2P 33
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PROOF OF PUBLICATION
STATE OF COLORADO }
}ss.
COUNTY OF EAGLE }
I, Don Rogers, do solemnly swear that I am a qualified
representative ofthe Vail Daily. That the same Daily newspaper
printed, in whole or in part and published in the County
of Eagle, State of Colorado, and has a general circulation
therein; that said newspaper has been published continuously
and uninterruptedly in said County of Eagle for a period of
more than fifty-two consecutive weeks next prior to the first
publication of the annexed legal notice or advertisement and
that said newspaper has published the requested legal notice
and advertisement as requested.
The Vail Daily is an accepted legal advertising medium,
only for jurisdictions operating under Colorado's Home
Rule provision.
That the annexed legal notice or advertisement was
published in the regular and entire issue of every
number of said daily newspaper for the period of 1
consecutive insertions; and that the first publication of said
notice was in the issue of said newspaper dated 4/26/2013 and
that the last publication of said notice was dated 4/26/2013 in
the issue of said newspaper.
In witness whereof, I have here unto set my hand this day,
05/06/2013.
General Man ager/Publisher/Editor
Vail Daily
Subscribed and sworn to before me, a notary public in and for
the County of Eagle, State of Colorado this day 05/06/2013.
2m.&& 9. -V-�
Pamela J. Schultz, Notary Public
My Commission expires: November 1, 2015
�pRY PUe/
' PAMELA J.
SCHULTZ
9�� COt-SRP$
My Commismn Expires 11/0112015
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and
Environmental Commission of the Town of Vail will
hold a public hearing in accordance with section
12-3-6, Vail Town Code, on May 13, 2013 at 1:00
pm in the Town of Vail Municipal Building.
A request for the review of a flood plain modifica-
tion permit, pursuant to Section 12-21-11, Flood
Hazard Zones, Vail Town Code, to allow for the
modification of the flood plain associated with Gore
Creek, generally located at 2100 South Frontage
Road East (Vail Golf Course)/Un platted parcel (a
complete legal description is available for inspec-
tion at the Town of Vail Community Development
Department), and setting forth details in regard
thereto. (PEC130013)
Applicant: Vail Recreation District, represented by
Scott O'Connell
Planner: Joe Batcheller
A request for the review of a conditional use permit,
pursuant to Section 12-7D-2, Conditional Uses,
Vail Town Code, to allow for a drive -up facility, lo-
cated at 2171 North Frontage Road West (Mc-
Donald's)/Lot 2B, Vail Das Schone Filing 3, and
setting forth details in regard thereto. (PEC130014)
Applicant: McDonald's USA, LLC, represented by
Robert Palmer
Planner: Warren Campbell
A request for the review of a variance from Section
12-6H-6, Setbacks, Vail Town Code, to allow for
the interior conversion of an existing loft and addi-
tion to the roof in the front and side setbacks, lo-
cated at 133 Willow Place (Riva Ridge) Unit 630/
Lot 6, Block 6, Vail Village Filing 1, and setting forth
details in regard thereto. (PEC130015)
Applicant: Riva Ridge 26, LLC, represented by
Michael Suman Architects
Planner: Warren Campbell
The applications and information about the propos-
als are available for public inspection during office
hours at the Town of Vail Community Develop-
ment Department, 75 South Frontage Road. The
public is invited to attend site visits. Please call
970-479-2138 for additional information.
Sign language interpretation is available upon re-
quest, with 24-hour notification. Please call
970-479-2356, Telephone for the Hearing Im-
paired, for information.
Published April 26, 2013 in the Vail Daily.
(9128456)