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HomeMy WebLinkAbout2017-0410 PECTOWN OF VA10 PLANNING AND ENVIRONMENTAL COMMISSION April 10, 2017, 1:00 PM Vail Town Council Chambers 75S. Frontage Road -Vail, Colorado, 81657 1. Call to Order Members Present: Brian Gillette, Pam Hopkins, Ludwig Kurz, John -Ryan Lockman, Karen Perez, John Rediker, and Brian Stockmar Members Absent: None Swearing-in New PEC Members Site Visits: Solar Vail, 501 North Frontage Road West Plaza Lodge, 291 Bridge Street 2. A request for review of Major Exterior Alteration, pursuant to Section 12-713-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior remodel and additions to two units within Plaza Lodge, Unit R-1, located at 291 Bridge Street/Lots F -K, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC17-0004) Applicant: Bridge Street Land LLC, represented by Pierce Architects Planner: Matt Panfil MOTION: Approve, with conditions FIRST: Kurz SECOND: Lockman VOTE: 6-1-0 (Gillette opposed) Conditions: 1. Approval of this exterior alteration request is contingent upon the applicant obtaining Town of Vail approval of an associated design review application,- 2. pplication, 2. Prior to final approval by the Design Review Board, the applicant shall submit an updated and stamped topographic survey; 3. Prior to requesting a framing inspection, the applicant shall submit an Improvement Location Certificate (ILC) from a Colorado licensed surveyor to verify that the proposed addition and alterations are built per approved plans and do not encroach into View Corridor #4. The ILC shall include both the vertical and horizontal location of the improvements and shall also include a comparison of the as -built conditions of the addition to View Corridor #4. Any encroachment into View Corridor #4 shall be removed by the applicant consistent with Title 12, Chapter 22, View Corridors, Vail Town Code, 4. The applicant shall mitigate the employee housing impact created by the net new square footage in accordance with the provisions of Chapter 12-24, Inclusionary Zoning, Vail Town Code, and the applicant shall make the required fee in lieu payment to the Town of Vail prior to the issuance of any building permit; and 5. Prior to the issuance of a building permit, the applicant shall submit revised floor plans for verification by staff that the addition to the third floor unit, R1 -A, will not result in any increase of Gross Residential Floor Area (GRFA) which exceeds the 250 square feet that can be added to the unit's current GRFA under Section 12-15-5, Vail Town Code. " Panfil introduced the project and presented the changes that have occurred since the previous meeting on March 27, 2017. Panfil reviewed the required criteria for approval and staff's analysis. He discussed staff's recommendation and the proposed conditions of approval. Commissioner Lockman: Asked about Condition #3 related to the ILC requirement. Panfil clarified. Bill Pierce, Architect, representing the applicant made himself available for questions. Commissioner Gillette: Asked for additional clarification related to the extent of the deck. Kit Austin, Pierce Architects, helped to explain the deck with Bill Pierce's assistance. Commissioner Comment: Commissioner Lockman: Feels the proposed changes are appropriate and will support the project. Commissioner Kurz: Entrusts staff to verify all dimensional standards. He supports the proposed changes including the removal of the curved section. He supports the project. Commissioner Stockmar: Concurs with Commissioners Lockman and Kurz and supports the proposed changes. Commissioner Gillette: Concurs with previous commissioner comments, except in regards to the distance the third floor deck extends from the structure. He thinks that the deck should not be proud of the second floor deck. Bill Pierce: Attempted to clarify the extent that the deck proposed is proud of the second story deck. He thinks that the third floor deck being cantilevered over the second floor deck provides architectural relief and is the minimum practical size. Commissioner Hopkins: Asked about snow removal. She thinks the deck is too large and questioned the use of the second floor space below the third floor deck and if it is being compromised. Commissioner Perez: Stated her concern about the size of the third floor deck. Chairman Rediker: Discussed the recommended conditions of approved. He thinks the deck is a little odd, but is not out of character. He spoke to the need for improved building drainage. He proposed language for a condition of approval based on staff's request for an additional condition of approval associated with verifying the size of the proposed additions. 3. A request for a worksession for a conceptual review of a Development Plan pursuant to Section 12-61-11, Vail Town Code, to allow for the future development of Employee Housing Units on the Solar Vail parcel, located at 501 N. Frontage Road West, Vail Potato Patch Filing 1, Block 2, Lot 8. (PEC17-0005)— 60 min. Applicant: Sonnenalp properties, represented by GPSL Architects Planner: Chris Neubecker Neubecker distributed a letter from the property owner and then provided a summary of the concept plans. The summary included discussion on the following items: the number of units, zoning district, parking requirements, proposed modular construction method, and site access. Commissioner Stockmar: Asked if the units would be limited to Sonnenalp employees. Neubecker: Will let the applicant address the question, but believes it is primarily intended for Sonnenalp employees and then will be opened up to outside employees if there are any remaining vacancies. Commissioner Gillette: Asked about the parking requirements for the project. Neubecker clarified. Commissioner Stockmar: Stated that the amount of required parking and which business has their employees living in the structure, are tied together. Employees of businesses farther from core of town will be more likely to need cars and parking. Commissioner Gillette: There is a lack of parking in Vail in general and he is concerned that even though tenants that live in the building do not use the parking, based on his observations at the site visit, the parking spaces are still being occupied by someone. Neubecker: The burden of proof is on the applicant, but they are asking the PEC to take into account the proximity to transit and the Village. Henry Pratt of GPSL Architects, representing the applicant, began by answering some of the questions he heard from the Commissioner. Pratt stated that as there will be more units than before; they anticipate some of the units being available to non-Sonnenalp employees. Pratt also stated that the parking requirement based on the code is over 100 spaces, but they are proposing 35 spaces. Pratt then made a PowerPoint presentation that included renderings of the proposed structure. Pratt emphasized that the location of the site is ideal for employees. There are existing site limitations such as utility easements at the front of the site and a steep slope at the rear of the site. Commissioner Gillette: Asked why the 40% steep slope regulation exists. George Ruther: Code requirements for air, light, and egress, make it difficult to building in such an area. Steep slope regulations are in place to avoid need for an excessive amount of retaining walls and to minimize site impacts. Pratt: Described the difficulty in providing parking in consideration of the existing site limitations. Pratt contrasted and compared the Middle Creek and First Chair projects in regards to the parking requirements for each. The PEC is authorized to approve parking that is less than the minimum required through the approval of a parking management plan. Pratt stated that they cannot build more than 35 parking spaces, but believes they can provide a parking management plan that addresses the parking needs for Solar Vail. Chairman Rediker: Asked if the Solar Vail property and Sonnenalp could be sold separately from each other. Pratt responded affirmatively. Rediker asked if there has been a discussion regarding a limitation on sales of individual units to other entities. The applicant responded that the building will not be converted into condominiums. There was a discussion among several commissioners and the applicant regarding deed restrictions and the potential transfer of ownership of the building. Pratt stated that if the building was ever sold, the new owner would be subject to the approved development plan and parking management plan. Commissioner Perez: The PEC has to look at this as a long term housing solution that accounts for the possibility of the transfer of ownership of Solar Vail. Perez referenced a tax credit program that was used for Middle Creek. Ruther: The housing zone district acknowledges that meeting minimum parking could be a challenge for projects to be built within it, and specifically allowed for the PEC to determine the requirement through a parking management plan. Ruther encouraged the PEC to focus on the overall transportation needs of the project, not just the parking, and if there are alternative means of transportation available. Chairman Rediker: Asked how the applicant will deal with the 40% slope. Pratt: The footprint will go further back into the steep slope and will require retaining walls, but it will step up the hill, which allows for eight more units. Chairman Rediker: Asked staff what needs to be done by the applicant to build into the steep slope. Neubecker: A geological study is required, retaining walls will need to be approved, and impact on vegetation will be evaluated. Ruther: Suggested that the applicant also provide an exhibit that depicts the anticipated area of disturbance. Commissioner Gillette: Asked why the proposal has so many units if Sonnenalp does not need them. Pratt stated that it benefits both the owner and the town. Additional units also help to make the project financially possible. Commissioner Perez: Asked about the unit mix and if the applicant considered any different mixes. Pratt: The proposed mix is based on Sonnenalp's history and needs for employee housing, and evaluating other employee housing units in the area. Commissioner Gillette and Commissioner Perez both made suggestions regarding legally binding ownership of Solar Vail and Sonnenalp together. Gillette stated that maybe the building works for Sonnenalp's employee housing needs, but it may not if there is a different owner of the Solar Vail building. Chairman Rediker: He does not believe decisions should be made based on future owners and not the current owner. He encouraged the PEC to evaluate alternatives beyond a strict parking requirement ratio. Pratt: The proposed parking is similar to the First Chair development. Jerry Flynn: Based on his experience there is sufficient demand for units without parking. Giving priority to employees without cars is one way to address this issue. Commissioner Stockmar: Asked about contingencies if the modular builder cannot provide the units. Pratt: They are talking with a few different modular builders Commissioner Kurz: Suggested that there may be some cooperation between Red Sandstone School parking facilities and the proposed employee housing units. Chairman Rediker: Asked about access for emergency vehicles. Pratt: There is a proposed area for emergency vehicles to turn around. This will need to be evaluated by the Fire Department. Commissioner Lockman: Encouraged the PEC to consider the increased density in consideration of the site location and connections. Chairman Rediker: Asked about the modular construction process, to which Pratt responded by describing the characteristics of the modular units. Rediker also stated that he does not have much concern about the proposed density and height, especially in consideration of the surrounding context. Commissioner Kurz: Agreed with Chairman Rediker and Commissioner Gillette. He also agreed with Commissioner Lockman in that he is ok with the density to the extent that sufficient parking and snow storage is provided. Commissioner Hopkins: Stated her support for the modular construction process. Commissioner Gillette: Asked how many vent pipes will be visible from the structure. Pratt: Expressed his hope that there would be none as there will be a small section of flat roof hidden by other roofs, where rooftop mechanical can be located. Commissioner Lockman: Asked about proposed setbacks. Pratt: Identified an exit stair on the northwest side and the southwest corner of the building that encroach into the west side setback. Several commissioners expressed comfort with the encroachments as Red Sandstone School is the adjacent neighbor. Chairman Rediker: Asked about the requested conditional use. Pratt: The commercial space will be for the Sonnenalp housing office staff that manages Solar Vail and other Sonnenalp-owned properties. Chairman Rediker: Expressed concern about a future change in use that may require more parking. Pratt: As the office is a conditional use, any future use would need to reapply for a conditional use. There was additional discussion among the commissioners, applicant, and staff about the 40% slope and retaining walls. Chairman Rediker: Asked staff about the need for an Environmental Impact Statement. Neubecker: There may not be a need for an Environmental Impact Statement but wanted the PEC to be aware that it could be requested if they felt it was necessary. Staff does not see significant environmental impacts, other than the steep slope. Chairman Rediker: Asked about the difference between a geological survey versus an Environmental Impact Study. Neubecker: An Environmental Impact Study is much broader than a geological survey, which more specifically focuses on the safety of building on the site. An Environmental Impact Study could focus on wildlife impacts, noise issues, etc. Commissioner Gillette: Stated that he did not believe an Environmental Impact Statement was necessary. The commissioners expressed various levels of support for the parking as proposed. 4. Approval of Minutes March 27, 2017 PEC Meeting Results MOTION: Approve FIRST: Kurz SECOND: Stockmar VOTE: 4-0-3 (Rediker, Perez, and Hopkins recused) 5. Informational Update 6. Adjournment MOTION: Approve FIRST: Perez SECOND: Kurz VOTE: 7-0-0 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. Please call 711 for sign language interpretation 48 hours prior to meeting time. Community Development Department TOWN OF VA10 VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: March 27, 2017 ITEM/TOPIC: A request for review of Major Exterior Alteration, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior remodel and additions to two units within Plaza Lodge, Unit R-1, located at 291 Bridge Street/Lots F -K, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC17-0004) ATTACHMENTS: File Name Description PEC17- PEC17-0004 Staff Memo #2 0004_Plaza_Lodge_Building_Exterior Remodel_041017.pdf Attachment A_-_Vicinity_Map.pdf PEC 17-0004_041017_P fans. pdf Attachment A - Vicinity Map Attachment B - Architectural Plans 0) TOWN OF VAIL Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: April 10, 2017 SUBJECT: A request for review of Major Exterior Alteration, pursuant to Section 12- 76-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior remodel and additions to two units within Plaza Lodge, Unit R-1, located at 291 Bridge Street/Lots F -K, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC17-0004) Applicant: Bridge Street Land LLC, represented by Pierce Architects Planner: Matt Panfil SUMMARY The applicant, Bridge Street Land LLC, represented by Pierce Architects, is requesting review of an exterior alteration, pursuant to Section 12-713-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior remodel and additions to two units with Plaza Lodge, Unit R-1, located at 291 Bridge Street. This item was first heard by the Planning and Environmental Commission (PEC) on March 27, 2017. In order to allow the applicant time to respond to comments from the Commissioners, the item was continued to the April 10, 2017 meeting. The Commissioners' comments were generally related to the following: • Concern that the proposed third floor balcony extends too far from the structure, resulting in a verticality that is not consistent with the surrounding area; and • Concern about the proposed location and lack of enclosure for rooftop mechanical equipment. Based upon staff's review of the revised plans, the criteria outlined in Section IX of this memorandum, and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission (PEC) approve, with conditions, the requested exterior alterations and modifications, subject to the findings noted in Section X of this memorandum. II. DESCRIPTION OF REQUEST The applicant, Bridge Street Land LLC, represented by Pierce Architects, is requesting review of an exterior remodel and additions to two units within Plaza Lodge, Unit R-1, located at 291 Bridge Street. The request is to allow, per Section 12-15-5, Vail Town Code, an individual 250 square foot addition to Unit R1 -A (third level) and Unit R1 -B (second level) for a total of 500 new square feet of new gross residential floor area (GRFA). The proposed alterations and modifications include the following: Expanded living area, with new gabled roof, at the southwest corner of Unit R1 -A (third floor); • Other roofline modifications, including: o The removal of two (2) roof areas, one at the west side of the structure above bedroom 1 of Unit R1 -A (third floor), and another roof area removal at the east side of the structure above the proposed master bedroom of Unit R1 -A (third floor); o Modification to the existing roofline at the southeast portion of the structure from one gabled roof to two (2) gabled roofs; and o The removal of a shed roof near the middle of the south facade of Unit R1 - B (second floor). • Addition of new, and modification of existing, balconies and decks, including: o An expansion to the existing balcony at the southwest corner and south side of Unit R1 -A (third floor); o The addition of a roof deck on the east side of Unit R1 -A (third floor); o The addition of a balcony to Bedroom 1 of Unit R1 -A (third floor); o Due to the proposed addition at the southeast corner of Unit R1 -B (second floor), the existing balcony on the east facade is to be replaced by a smaller balcony on the same side. • Removal of existing chimney; Various window additions and replacements, matching in color, materials, and finishes, throughout both units; Town of Vail Page 2 Interior modifications resulting in Unit R1 -A (third floor) having three (3) bedrooms and three (3) bathrooms; and Interior modifications resulting in Unit R1 -B (second floor) having five (5) bedrooms and four (4) bathrooms; The proposed additions and modifications will use matching materials, colors, and finishes from the existing building. No changes are proposed to the facades or interiors of the existing ground floor commercial spaces. A vicinity map (Attachment A) and revised architectural plans (including a view corridor analysis) dated March 28, 2017 (Attachment B) are attached for review. III. PROJECT REVISIONS SINCE MARCH 27, 2017 In response to the Commissioners' comments at the March 27, 2017 PEC meeting, the applicant has made the following revisions: A three foot (3') reduction in depth of the proposed balcony at the southwest corner of the third floor from 11'— 9" to 8' — 9"; • A reduction in the amount of balcony area along the southern facade of the third floor to ensure compliance with View Corridor #4; • Modification to the east side third floor addition and roofline. In order to maintain the existing view corridor, the applicant is keeping the third floor south fascia board that forms part of the A -B connection in View Corridor #4 in its existing location. The proposed shed roof dormer at the east side of the structure has been replaced by a gabled roof that blends into the west side of the roof ridge; • Removal of the rounded space from the southern end of the second floor unit. The removal of this rounded area is more consistent with the overall design of the structure and allows for an expansion of the second floor balcony; and • Revised rooftop mechanical area. IV. BACKGROUND The existing Plaza Lodge was built in 1973 and is a mixed-use structure accommodating retail, restaurant, and residential uses. Since its construction, the building has undergone several cosmetic changes and minor alterations and additions. The most recent significant alterations to the building's mass and scale, which gave the building its current form, occurred in 1986. Town of Vail Page 3 The property's current zoning designation of Commercial Core 1 District (CC1) was established as part of the original Town of Vail zoning regulations via Ordinance No. 8, Series of 1973, adopted on August 7, 1973. Per Section 12-713-7, Vail Town Code, proposed exterior alterations or modifications require review and approval by the Planning and Environmental Commission (PEC). PEC approval of an exterior alteration shall constitute approval of the basic form and location of improvements including siting, building setbacks, height, building bulk and mass, site improvements and landscaping. Subsequent to PEC review and approval, the application shall be reviewed by the Design Review Board (DRB) in accordance with Section 12-11, Design Review, Vail Town Code. V. ROLES OF THE REVIEWING BOARDS Planning and Environmental Commission: The Planning and Environmental Commission is responsible for final approval, approval with modifications, or denial of a major exterior alteration or modification application, in accordance with Section 12-713-7, Exterior Alterations or Modifications, Vail Town Code. Design Review Board: The Design Review Board has no review authority over a major exterior alteration or modification application. However, the Design Review Board is responsible for the final approval, approval with modifications, or denial of any accompanying design review application. Town Council: The Town Council has the authority to hear and decide appeals from any decision, determination, or interpretation by the Planning and Environmental Commission and / or Design Review Board. The Town Council may also call up a decision of the Planning and Environmental Commission and / or Design Review Board. VI. APPLICABLE PLANNING DOCUMENTS Staff finds that the following provisions of the Vail Town Code are relevant to the review of this proposal: Title 12 — Zoning Regulations, Vail Town Code Chapter 7, Article B. Commercial Core 1 (CCI) District (in part) 12-78-1: PURPOSE.- The URPOSE: 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 Town of Vail Page 4 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 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. 12-78-7: EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Subject To Review: The construction of a new building, the alteration of an existing building which adds or removes any enclosed floor area, the alteration of an existing building which modifies exterior rooflines, the replacement of an existing building, the addition of a new outdoor dining deck or the modification of an existing outdoor dining deck shall be subject to review by the planning and environmental commission (PEC) as follows.- 6. ollows: 6. Compliance With Comprehensive Applicable Plans: It shall be the burden of the application to prove by a preponderance of the evidence before the planning and environmental commission that the proposed exterior alteration is in compliance with the purposes of the CCI district as specified in section 12-78-1 of this article; that the proposal is consistent with applicable elements of the Vail Village master plan, the town of Vail streetscape master plan, and the Vail comprehensive plan,- and lan,and that the proposal does not otherwise negatively alter the character of the neighborhood. Further, that the proposal substantially complies with the Vail Village urban design guide plan and the Vail Village design considerations, to include, but not be limited to, the following urban design considerations: pedestrianization, vehicular penetration, streetscape framework, street enclosure, street edge, building height, views, service/delivery and sun/shade analysis, and that the proposal substantially complies with all other elements of the Vail comprehensive plan. 7. Approval: Approval of an exterior alteration under subsections A5 and A6 of this section shall constitute approval of the basic form and location of improvements including siting, building setbacks, height, building bulk and mass, site improvements and landscaping. 12-78-10: LOT AREA AND SITE DIMENSIONS The minimum lot or site area shall be five thousand (5, 000) square feet of buildable area, and each site shall have a minimum frontage of thirty feet (30). Town of Vail Page 5 12-7B-11: SETBACKS: There shall be no required setbacks, except as may be established pursuant to the Vail Village design guide plan and design considerations. 12-7B-12: HEIGHT. Height shall be as regulated in the Vail Village urban design guide plan and design considerations. 12-7B-13: DENSITY CONTROL.- Unless ONTROL: Unless otherwise provided in the Vail Village urban design guide plan, not more than eighty (80) square feet of gross residential floor area (GRFA) shall be permitted for each one hundred (100) square feet of buildable site area. Total density shall not exceed twenty five (25) dwelling units per acre of buildable site area. Each accommodation unit shall be counted as one-half (%) of a dwelling unit for purposes of calculating allowable units per acre. A dwelling unit in a multiple -family building may include one attached accommodation unit no larger than one-third ( /3) of the total floor area of the dwelling. 12-7B-15: SITE COVERAGE: Site coverage shall not exceed eighty percent (80%) of the total site area, unless otherwise specified in the Vail Village urban design guide plan and design considerations. In commercial core 1 district, ground level patios and decks shall be included in site coverage calculations. 12-7B-16: LANDSCAPING AND SITE DEVELOPMENT: No reduction in landscape area shall be permitted without sufficient cause shown by the applicant or as specified in the Vail Village design considerations as adopted in section 12-7B-20 of this article. 12-7B-17: PARKING AND LOADING.- Off OADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title; provided, that no parking shall be provided on site. All parking requirements shall be met in accordance with the provisions of chapter 10 of this title. Loading requirements shall continue to be applicable to properties within commercial core 1 district; provided that no loading areas shall be located in any required front setback area. 12-7B-20: VAIL VILLAGE URBAN DESIGN GUIDE PLAN.- Town LAN: Town of Vail Page 6 A. Adoption: The Vail Village urban design guide plan and design considerations are adopted for the purposes of maintaining and preserving the character and vitality of the Vail Village (CCI) and to guide the future alteration, change and improvement in the CCI district. Copies of the Vail Village design guide plan and design considerations shall be on file in the department of community development. Chapter 15: Gross Residential Floor Area (in part) 12-15-5: ADDITIONAL GROSS RESIDENTIAL FLOOR AREA (250 ORDINANCE).- A. RDINANCE): A. Purpose: The purpose of this section is to provide an inducement for the upgrading of existing dwelling units which have been in existence within the town for a period of at least five (5) years by permitting the addition of up to two hundred fifty (250) square feet of gross residential floor area (GRFA) to such dwelling units, provided the criteria set forth in this section are met. This section does not assure each single-family or two-family dwelling unit located within the town an additional two hundred fifty (250) square feet, and proposals for any additions hereunder shall be reviewed closely with respect to site planning, impact on adjacent properties, and applicable town development standards. The two hundred fifty (250) square feet of additional gross residential floor area may be granted to existing single-family dwellings, existing two-family and existing multi -family dwelling units only once, but may be requested and granted in more than one increment of less than two hundred fifty (250) square feet. Upgrading of an existing dwelling unit under this section shall include additions thereto or renovations thereof, but a demo/rebuild shall not be included as being eligible for additional gross residential floor area. Chapter 24: Inclusionary Zoning (in part) 12-24-1: PURPOSE AND APPLICABILITY. A. Purpose: The purpose of this chapter is to ensure that new residential development and redevelopment in the town of Vail provide for a reasonable amount of employee housing to mitigate the impact on employee housing caused by such residential development and redevelopment. 12-24-2: EMPLOYEE HOUSING REQUIREMENTS.- Every EQUIREMENTS: Every residential development and redevelopment shall be required to mitigate its direct and secondary impacts on the town by providing employee housing at a mitigation rate of ten percent (10%) of the total new GRFA. Town of Vail Page 7 Vail Village Urban Design Guide Plan — Design Considerations Urban Design Considerations (in part) D. Street Enclosure While building fagade heights should not be uniform from building to building, they should provide a "comfortable" enclosure for the street. Pedestrian streets are outdoor rooms whose walls are formed by the buildings. The shape and feel of these "rooms" are created by the variety of heights and massing (three-dimensional variations) which give much of the visual interest and pedestrian scale unique to Vail. Very general rules, about the perception of exterior spaces have been developed (empirically) by designers, based on the characteristics of human vision. They suggest that: an external --J bider ides enclosure is most _Y comfortable where its + walls are approximately *� as high as the width of the space enclosed; if the ratio falls to k or less, the space seems unenclosed; and if the height is greater than the width, it comes to resemble a canyon. In some instances, the "canyon" effect is acceptable and even desirable — for example, as a short connecting linkage between larger spaces — to give variety to the walking experience. F. Building Height Basically, the Village Core is perceived as a mix of two and three story facades, although there are also four and five story buildings. The mix of building heights gives variety to the street — which is desirable. The height criteria are intended to encourage height and massing variety and to discourage uniform building heights along the street. The definition of height shall be as it is in the Vail Municipal Code. Building height restrictions in Commercial Core I shall be as follows: 1. Up to 60% of the building (building coverage area) may be built to a height of 33 feel or less. Town of Vail Page 8 2. No more than 40% of the building (building coverage area) may be higher than 33 feet, but not higher than 43 feet. G. Views and Focal Points The most significant view corridors have been adopted as part of Chapter 12- 22 of the Vail Municipal Code. The view corridors adopted should not be considered exhaustive. When evaluating a development proposal, priority should be given to an analysis of the impact of the project on views. Views that should be preserved originate from either major pedestrian areas or public spaces, and include views of the ski mountain, the Gore Range, the Clock Tower, the Rucksack Tower and other important man-made and natural elements that contribute to the sense of place associated with Vail. Development in Vail Village shall not encroach into any adopted view corridor unless approved under Chapter 18.73. Adopted corridors are listed in Chapter 12-22 of the Vail Municipal Code. Whether affecting adopted view corridors or not, the impact of proposed development on views from pedestrian ways and public spaces must be identified and considered where appropriate. I. Sun / Shade Due to Vail's alpine climate, sun is an important comfort factor, especially in winter, fall and spring. Shade areas have ambient temperatures substantially below those of adjacent direct sunlit areas. On all but the warmest of summer days shade can easily lower temperatures below comfortable levels and thereby negatively impact uses of those areas. All new or expanded buildings should not substantially increase the spring and fall shadow pattern (March 21 through September 23) on adjacent properties or the public R. 0. W. In all building construction, shade shall be considered in massing and overall height consideration. Notwithstanding, sun/shade considerations are not intended to restrict building height allowances, but rather to influence the massing of buildings. Limited height exceptions may be granted to meet this criteria. Architecture / Landscape Considerations (in part) Roofs.- Where oofs:Where visible, roofs are often one of the most dominant architectural elements in any built environment. In the Village roof form, color and texture are visibly dominant, and generally consistent, which tends to unify the building diversity to Town of Vail Page 9 a great degree. The current expression, and objective, for roofs in the Village is to form a consistently unifying backdrop for the architecture and pedestrian streetscape, and to avoid roofs, which tend to stand out individually or distract visually from the overall character. Roof Forms: Roofs within the Village are typically gable in form and of moderate -to -low pitch. Shed roofs are frequently used for small additions to larger buildings. Freestanding shed roofs, butterfly roofs and flat roofs can be found in the Village but they are -generally considered to be out of character and inappropriate. Hip roofs likewise are rare and generally inconsistent with the character of the Core Area. Towers are exceptions, in both form and pitch, to the general, criteria, but do have an established local vernacular style, which should be respected. Pitch.- Roof itch:Roof slopes in the Village typically range from 3/12 to 6/12, with slightly steeper pitches in limited applications. Again, for visual consistency this general 3/12- 6/12 range should be preserved. Compositions.- The ompositions:The intricate roofscape of the Village as a whole is the result of many individual simple roof configurations. For any single building, a varied but simple composition of roof planes is preferred to either a single or a complex arrangement of many roofs. As individual roofs become more complex, the roof attracts visual attention away from the streetscape and the total roofscape tends toward "busyness" rather than a backdrop composition. Facades (in part) Materials.- Stucco, aterials:Stucco, brick, wood (and glass) are the primary building materials found in the Village. While not wishing to restrict design freedom over -much, existing conditions show that within this small range of materials -much variation and individuality are possible while preserving a basic harmony. Too many diverse materials weaken the continuity and repetition, which unifies the streetscape. Balconies.- Balconies alconies:Balconies occur on almost all buildings in the Village which have at least a second level facade wall. As strong repetitive features they: - Give scale to buildings - Give life to the street (when used) - Add variety to building forms - Provide shelter to pathways below. The prominence of balcony forms is due to several fairly common characteristics: Town of Vail Page 10 Color: They contrast in color (dark) with the building, typically matching the trim colors. Size.- They ize:They extend far enough from the building to cast a prominent shadow pattern. Balconies in Vail are functional as well as decorative. As such, they should be of useable size and located to encourage use. Balconies less than six feet deep are seldom used, nor are those always in shade, not oriented to views or street life. Mass.- They ass:They are commonly massive yet semitransparent, distinctive from the building, yet allowing the building to be somewhat visible behind. Solid balconies are found occasionally, and tend to be too dominant obscuring the building architecture. Light balconies lack the visual impact which ties the Village together. Materials.- Wood aterials: Wood balconies are by far the most common. Vertical structural members are the most dominant visually, often decoratively sculpted. Decorative wrought iron balconies are also consistent visually where the vertical members are close enough to create semi -transparency. Pipe rails, and plastic, canvas or glass panels should be avoided. Vail Village Master Plan Chapter 5: Goals, Objectives, Policies and Action Steps (in part) Goal #1: Encourage High Quality, Redevelopment while Preserving Unique Architectural Scale of the Village in Order to Sustain its Sense of Community and Identity Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities. Goal #2: To Foster a Strong Tourist Industry and Promote Year -Around Economic Health and Viability for the Village and for the Community as a Whole. Objective 2.5: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. Town of Vail Page 11 Land Use Plan Chapter 2 — Land Use Plan Goals / Policies (in part) 4. Village Core/ Lionshead 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.) VII. SITE ANALYSIS Address: Legal Description: Existing Zoning: Existing Land Use Designation Mapped Geological Hazards: View Corridor: 291 Bridge Street Vail Village Filing 1, Block 5C, Lots F -K Commercial Core 1 Vail Village Master Plan None Close proximity to View Point #4, see Attachment C Development Allowed / Existing Proposed Change Standard Required Site Area Min. 5,000 sq. ft. 12,566 sq. ft. (0.29 acres) No Change Setbacks No required setbacks, except as established by Vail Village Design Guide Plan and Design Considerations. Up to 60% may be built to a height of 33' or less; Height No more than 40% 29' for Unit R1 33' for Unit R1 +4' may be higher than 33', but not higher than 43' 25 DUs / acre of Density buildable site area 7 DUs / 0.29 acre = 24.1 DUs / acre No Change GRFA Max. 10,053 sq. ft. 11,035 sq. ft. 111,535 sq. ft. +500 sq. ft. Max. 80% of total Site Coverage site area (10,053 65.6% (8,248 sq. ft.) No Change sq. ft.) Landscaping No reduction in No Change landscape area Parking & Loading 1.4 spaces / DU No change Section 12-15-5, Addition Gross Residential Floor Area (250 Ordinance), Vail Town Code, permits a one-time addition of up to 250 square feet per dwelling unit. Town of Vail Page 12 Inclusionary Zoning (Title 12, Chapter 24): Net New Square Feet: Mitigation Rate (10%) Inclusionary Zoning Fee: Inclusionary Zoning Obligation Total- $16,045* Unit R1 -A 250 25 sq. ft. $320.90 / sq. ft. $8,022.50 Unit R1 -B 250 25 sq. ft. $320.90 / sq. ft. $8,022.50 * Total is advisory only. The inclusionary zoning fee is assessed at time of building permit and is subject to change from above total. VIII. SURROUNDING LAND USES AND ZONING Existing Land Use North: Village Master Plan South: Village Master Plan East: Village Master Plan West: Village Master Plan IKM V:kyjIWiT[y:7Ill 04NW Zoning District Commercial Core 1 Commercial Core 1 Commercial Core 1 Commercial Core 1 Title 12, Chapter 7, Article B, Section 7, Exterior Alteration or Modifications It shall be the burden of the applicant to prove by a preponderance of the evidence before the PEC that: 1. The proposed exterior alteration is in compliance with the purposes of the CC1 district as specified in Section 12-713-1, Vail Town Code; Staff finds the proposed alterations and additions are in compliance with the purpose of the CC1 District as the proposal will "maintain the unique character of Vail Village." The proposed exterior alterations and additions are consistent in appearance with the existing structure in that they are to be of matching colors, materials, and finishes. Also, the proposed roofline modifications are consistent with the existing rooflines. The revised plans have ensured that there will be no encroachment into View Corridor #4. The sun/shade analysis demonstrates the additions and modifications will have minimal impact on the surrounding properties. Town of Vail Page 13 Therefore, staff finds the proposed exterior alterations and additions meet this review criterion. 2. The proposal is consistent with applicable elements of the Vail Village Master Plan, the Town of Vail Streetscape Master Plan, and the Vail Comprehensive Plan; Staff finds that the application is consistent with the Vail Comprehensive Plan, which includes the Vail Village Master Plan and the Town of Vail Streetscape Master Plan, because the proposal is an upgrade to an existing mixed-use structure. The proposal is consistent with Objective 1.2 of the Vail Village Master Plan, "encourage the upgrading and redevelopment of residential and commercial facilities, " and Objective 2.5, "Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests." Therefore, staff finds the proposed exterior alterations and additions meet this review criterion. 3. The proposal does not otherwise negatively alter the character of the neighborhood; and, The proposal is intended to blend into the existing structure and all colors, materials, and finishes will match existing conditions and not negatively alter the character of the neighborhood. Revised plans indicate that there is no encroachment into View Corridor #4, or into a utility easement granted to the Town of Vail in 2004. There is also no encroachment into a pedestrian and vehicular ingress and egress easement granted to Vail Associates, Inc. in 1970. The reduction in the depth of the third floor deck at the southwest corner of the structure reduces the strong verticality associated with the original submission. The rooflines have been modified to replace previously proposed shed roof elements with gabled rooflines that are more consistent with the existing structure. Therefore, staff finds the proposed exterior alterations and additions meet this review criterion. 4. The proposal substantially complies with the Vail Village Urban Design Guide Plan and the Vail Village Design Considerations, to include, but not be limited to, the following urban design consideration: pedestrian ization, vehicular penetration, streetscape framework, street enclosure, street edge, building height, views, service/delivery and sun/shade analysis. The proposal to increase the height of the south facade is consistent with the street enclosure design considerations that suggest, 'In some instances, the `canyon' effect is acceptable and even desirable — for example as a short connecting linkage between larger spaces — to give variety to the walking experience." The proposed Town of Vail Page 14 changes will create such a canyon effect in between Eaton Plaza to the west and Seibert Circle to the east. However, this effect is in a narrow area between these two large public spaces, as allowed. The sun/shade analysis demonstrates a minimal impact on the amount of sun received by Eaton Plaza to the west. Therefore, staff finds the proposed exterior alterations and additions meet this review criterion. X. STAFF RECOMMENDATION Based upon the review of the criteria outlined in Section IX of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission approve, with conditions, a request for exterior alterations and modifications, pursuant to Section 12-713-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior remodel and additions to two units with Plaza Lodge, Unit R-1, located at 291 Bridge Street/Lots F -K, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto: Should the Planning and Environmental Commission choose to approve, with conditions, this exterior alteration request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves, with conditions, the applicant's request for an exterior alteration or modification pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior remodel and additions to two units within Plaza Lodge, Unit R-1, located at 291 Bridge Street, Lots F -K, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. Conditions.- 1. onditions: 1. Approval of this exterior alteration request is contingent upon the applicant obtaining Town of Vail approval of an associated design review application,- 2. pplication, 2. Prior to final approval by the Design Review Board, the applicant shall submit an updated and stamped topographic survey; 3. Prior to requesting a framing inspection, the applicant shall submit an Improvement Location Certificate (ILC) from a Colorado licensed surveyor to verify that the proposed addition and alterations are built per approved plans and do not encroach into View Corridor #4. The ILC shall include both the vertical and horizontal location of the improvements and shall also include a comparison of the as -built conditions of the addition to View Corridor #4. Any encroachment into View Corridor #4 shall be removed Town of Vail Page 15 by the applicant consistent with Title 12, Chapter 22, View Corridors, Vail Town Code, and 4. The applicant shall mitigate the employee housing impact created by the net new square footage in accordance with the provisions of Chapter 12- 24, Inclusionary Zoning, Vail Town Code, and the applicant shall make the required fee in lieu payment to the Town of Vail prior to the issuance of any building permit." Should the Planning and Environmental Commission chose to approve, with conditions, the exterior alteration request, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Section IX of the Staff memorandum to the Planning and Environmental Commission dated April 10, 2017, 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,- 2. egulations, 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. " XI. ATTACHMENTS A. Vicinity Map B. Revised Architectural Plans, dated March 28, 2017 Town of Vail Page 16 ag 4 Rol qH QY 8 W.- zYe - - x� 3a,,.s -Yuji W o U o _ III 0 w� IIR II U�< I oDG _o o m \o g m W o U o III 0 w� IIR II _o o m \o g m 0- 0— t C) v z osa w O H, 0 O -1-'a --N 1-4-Jd /99L800 1Itln L -H IINLI '1S 30GIUS L63 NOISIAlaonS NUGHOIS 9L IM L -EI 3900 t/Ztl�d 0- 0— t C) v z osa w O H, 0 O b Qa a0 0 � xa"a a s a a Q O Z z U)O > 0 W AaG m �wea a b Qa a0 0 � xa"a a s a a LbSL -agwnN laalod u 3 L99 L8 001 IVn ! w co L-HIINWIS3JOla9 WE a " `t osa ¢o? 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Z Ln a '�^ Biu oss p 0 O O o as a Q -1-1a --N1-4old L99L800 11VA L-H lINLI '1S 30GIUS L63 y NOISIAlasnS NUGH0189L IM oa L-EI 3900-1 VZV-ld u 3 1j! „ea �w Z GO p O ¢ o obi �'o a¢ Q -1-1a --Nl-4old /99L800 11VA L-H lINLI '1S 300IUS L63 N NNOISIAlasnS NUGH0189L IMJ F_U 39001 VZd1d a rflJrz oson 0 C) Or _sago Oj Q -1-'a --N 1-4-Jd /99L800 11VA L -H lINLI '1S 30GIUS L63 N NOISIAlasnS NUGH0189L IM a = L -EI 3900 t/Ztl�d a rflJrz oson 0 C) Or _sago Oj Q AMMWM AR MOM Z W W -1-'a --N 1-4-Jd /99L800 1Itln L -H IINLI '1S 30GIUS L63 NOISIAlaonS NUGHOIS 9L IM L -EI 3900 t/Ztl�d Z W W {7r ,r rf S bbl a > -1-'a --N 1-4-Jd /99L800 1Itln T L -H IINLI '1S 30GIUS L63 $�o NOISIAlaonS NUGHOIS 9L IM a L -EI 3900 t/Ztl�d {7r ,r rf S bbl a > � T $�o a 06 r TOWN OF VA10 VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: April 10, 2017 ITEM/TOPIC: A request for a worksession for a conceptual review of a Development Plan pursuant to Section 12-61-11, Vail Town Code, to allow for the future development of Employee Housing Units on the Solar Vail parcel, located at 501 N. Frontage Road West, Vail Potato Patch Filing 1, Block 2, Lot 8. (PEC17-0005) ATTACHMENTS: File Name Description PEC17-0005_Solar Vail_Employee_Housing_Development_Plan_Memo.pdf PEC17-0005 Solar Vail Staff Memo PEC17- PEC17-0005 Solar Vail Vicinity 0005_Solar —Vail _ Vicinity_Map_Vail_Potato_Patch_Filing_1_B lock_ 2_ Lot_ 8_- Map _501 _N_Frontage_Rd_W . pdf PEC17-0005_Solar Vail_Employee_Housing_NARRATIVE.pdf PEC 17-0005 Solar Vail Applicant Narrative PEC17-0005_Solar_Vail_Vail_Potato_Patch_Filing_1_Block_2_Lot_8_- PEC17-0005 Solar Vail PLANS.pdf Conceptual Plans PEC17-0005_Solar Vail APPLICANT POWERPOINT 1_of 3.pdf PEC 17-0005 Solar Vail Applicant PowerPoint Presentation 1 of 3 PEC17-0005_Solar Vail APPLICANT POWERPOINT 2_of 3.pdf PEC 17-0005 Solar Vail Applicant PowerPoint Presentation 2 of 3 PEC17-0005_Solar Vail APPLICANT POWERPOINT 3 of 3.pdf PEC 17-0005 Solar Vail Applicant PowerPoint Presentation 3 of 3 TOWN OF VAIL' Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: April 10, 2017 SUBJECT: A request for a work session for a conceptual review of a development plan pursuant to Section 12-61-11, Vail Town Code, to allow for the future development of Employee Housing Units on the Solar Vail parcel, located at 501 N. Frontage Road West, Vail Potato Patch Filing 1, Block 2, Lot 8. (PEC17-0005) Applicant: Sonnenalp Properties Inc., represented by Henry Pratt of GPSL Architects Planner: Chris Neubecker I. SUMMARY The applicant, Sonnenalp Properties, represented by Henry Pratt of GPSL Architects, has requested a work session with the Planning and Environmental Commission (PEC) to discuss a proposal for the redevelopment of the property known as Solar Vail, located at 501 N. Frontage Road West. The purpose of the work session is to introduce a proposed new employee housing development and to discuss general concepts pertaining to the density, parking, bulk and mass, height, and access to the proposed structures relative to zoning and master plan documents. The Planning and Environmental Commission is being asked to listen to the applicant's presentation, and provide any feedback on the conceptual plans. The applicant and staff understand that the plans are very conceptual at this time, and that the ability of the PEC to provide feedback is limited based on these concept plans. As a result of the conceptual nature of the plans staff has not completed a full review and zoning analysis of the proposal. Staff has identified issues that will need to be considered by the PEC as part of this proposed employee housing development, and issues that will need additional attention for review of a formal development plan. Requested Outcome of the Work Session At this work session, the applicant and staff request that the PEC consider whether or not the proposed density, bulk, mass and height of the project are appropriate for the site when considering its context and surroundings. We also request that the PEC provide feedback on the proposed parking supply, and the need for any additional studies (including an Environmental Impact Report). The PEC will also be asked to provide preliminary feedback on the proposed variance for building on a slope of greater than 40%, with the understanding that much more detail and deliberation is needed to make a final decision. Staff suggests that this proposal be reviewed in light of the Town's overall goals for employee housing, which include acquiring 1,000 additional resident housing unit deed restrictions by the year 2027. DESCRIPTION OF REQUEST The applicant, Sonnenalp Properties, Inc., is requesting review of a conceptual development plan to allow for the future development of deed restricted employee housing units (EHUs) on the site of the current Solar Vail parcel, located at 501 N. Frontage Road West. A development plan approval is required, pursuant to Section 12-61-11, Development Plan Required, Vail Town Code, to guide and direct development within the Housing District. Once adopted, an approved development plan, along with any applicable land use regulations contained in the Town's Zoning Regulations, becomes the principal governing document for land use and dimensional requirements and limitations on the property. The development plan shall remain in effect for the life of the development, and may be amended from time to time, as deemed appropriate, as part of an established development review process. The purpose of this work session is to gain preliminary feedback on the proposed density, bulk, mass and height, and access to the project, as well as the proposal to reduce the amount of parking required. If this project moves forward, the applicant and staff will provide additional details on issues relating to the site plan, materials, parking management, and other issues that are required for approval of a development plan. Key components of the proposed development include the following: • Demolition of the existing 24 -unit building known as Solar Vail, originally constructed in 1976. • Development of a new building containing approximately 68 deed -restricted employee housing units. The new units will help to house many of the employees at the Sonnenalp Hotel, but will also be offered to other employees that do not work for the Sonnenalp. • Development of approximately 1,700 square feet of support office. • Creation of 35 parking spaces, including 6 surface parking spaces and 29 spaces below the proposed employee housing building. • Proposed building height of approximately 50' (a parking level, plus four levels of residential.) III. BACKGROUND The subject property was annexed into the Town of Vail by Ordinance No. 8, Series of 1969, which became effective on August 23, 1969. The Solar Vail building was initially developed as employee housing in 1978 and serves as off-site employee housing for the Sonnenalp Hotel. These buildings were also approved for installation of communications antennas and other appurtenant equipment, and the property currently accommodates antennas for various telecommunications providers. The existing 3 -story building includes approximately 13,104 square feet of living space in 24 units, including 11 deed restricted employee housing units. Due to the age and condition of the property, the applicant would like to redevelop the property. In 2008, the applicant received approval to construct an employee housing development on this site with 82 EHUs and 4,800 square feet of office. The approval included a development plan (PEC070052), Conditional Use Permits (PEC080006), and a variance (PEC080013) for construction on slopes over 40% slope. The approval also included a rezoning of the property from High Density Multiple Family (HDMF) to Housing (H) in order to accommodate the additional density and allow for flexibility in design. Due to a downturn in the economy, the project was not built. The permits were extended in 2010 for one year, and expired on March 24, 2011. The rezoning was approved and is in effect, per Ordinance 34, Series of 2007. IV. ROLES OF THE REVIEWING BOARDS The purpose of this section is to clarify the roles of the Planning and Environmental Commission on the various applications that will be submitted on behalf of the Applicant. Planning and Environmental Commission: The Planning and Environmental Commission is responsible for final approval, approval with conditions, or denial of a development plan. The PEC shall review the proposal for compliance with the adopted criteria. The approved development plan shall be used as the principal guide for all development within the Housing district. The PEC is also responsible for reviewing and approving (or denying) any variance applications pursuant to Title 12, Chapter 17, Variances, as well as Conditional Use Permits (CUPs) pursuant to Title 12, Chapter 16, Conditional Use Permits. Design Review Board: The Design Review Board (DRB) has no review authority over the development plan or the uses, density, or building height. However, the Design Review Board is responsible for the final approval, approval with modifications, or denial of any subsequent design review application. Town Council: The Town Council has the authority to hear and decide appeals from any decision, determination, or interpretation by the Planning and Environmental Commission and / or Design Review Board. The Town Council may also call up a decision of the Planning and Environmental Commission and / or Design Review Board for further review. Additionally, the Town Council will be asked to grant permission for the access easement for the proposed driveway access, which will encroach onto Town owned land to the east of this site. V. APPLICABLE PLANNING DOCUMENTS Vail Housinq 2027: "A Strategic Plan for Maintaining and Sustaining Community through to the Creation and Support of Resident Housing in Vail" Mission Maintaining and Sustaining Community "We create, provide, and retain high quality, affordable, and diverse housing opportunities for Vail residents to support a sustainable year round economy and build a vibrant, inclusive and resilient community. We do this through acquiring deed restrictions on homes so that our residents have a place to live in Vail." Policy Statement Resident Housing as Infrastructure "We acknowledge that the acquisition of deed restrictions on homes for Vail residents is critical to maintaining community. Therefore, we ensure an adequate supply and availability of homes for residents and recognize housing as infrastructure in the Town of Vail; a community support system not unlike roads, bridges, water and sewer systems, fire, police, and other services of the municipal government." Ten Year Goal "The Town of Vail will acquire 1,000 additional resident housing unit deed restrictions by the year 2027. " Title 12, Zoninq Regulations, Vail Town Code (in part) 12-61-1: PURPOSE: The housing district is intended to provide adequate sites for employee housing which, because of the nature and characteristics of employee housing, cannot be adequately regulated by the development standards prescribed for other residential zone districts. It is necessary in this zone district to provide development standards specifically prescribed for each development proposal or project to achieve the purposes prescribed in section 12-1-2 of this title and to provide for the public welfare. Certain nonresidential uses are allowed as conditional uses, which are intended to be incidental and secondary to the residential uses of the district. The housing district is intended to ensure that employee housing permitted in the zone district is appropriately located and designed to meet the needs of residents of Vail, to harmonize with surrounding uses, and to ensure adequate light, air, open spaces, and other amenities appropriate to the allowed types of uses. (Ord. 29(2005) § 23: Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-61-2: PERMITTED USES: The following uses shall be permitted in the H district: Employee housing units, as further regulated by chapter 13 of this title. 12-6/-3: CONDITIONAL USES: The following conditional uses shall be permitted in the H district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title: Commercial uses which are secondary and incidental (as determined by the planning and environmental commission) to the use of employee housing and specifically serving the needs of the residents of the development, and developed in conjunction with employee housing, in which case the following uses may be allowed subject to a conditional use permit: Business offices and professional offices, as further regulated by section 12-16-7 of this title. 12-61-4: ACCESSORY USES: The following accessory uses shall be permitted in the H district.- Home istrict: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of section 12-14-12 of this title. Minor arcades. Private greenhouses, toolsheds, playhouses, attached garages or carports, swimming pools, or recreation facilities customarily incidental to permitted residential uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 29(2005) § 23: Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-6/-5: SETBACKS: The setbacks in this district shall be twenty feet (20) from the perimeter of the zone district. At the discretion of the planning and environmental commission, variations to the setback standards may be approved during the review of a development plan subject to the applicant demonstrating compliance with the following criteria: A. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. B. Proposed building setbacks will provide adequate availability of light, air and open space. C. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. D. Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. Variations to the twenty foot (20) setback shall not be allowed on property lines adjacent to HR, SFR, R, PS, and RC zoned properties, unless a variance is approved by the planning and environmental commission pursuant to chapter 17 of this title. (Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-6/-6: SITE COVERAGE: Site coverage shall not exceed fifty five percent (55%) of the total site area. At the discretion of the planning and environmental commission, site coverage may be increased if seventy five percent (75%) of the required parking spaces are underground or enclosed, thus reducing the impacts of surface paving provided within a development, and that the minimum landscape area requirement is met. (Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-61-7: LANDSCAPING AND SITE DEVELOPMENT: At least thirty percent (30%) of the total site area shall be landscaped. The minimum width and length of any area qualifying as landscaping shall be fifteen feet (15) with a minimum area not less than three hundred (300) square feet. (Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-6/-8: PARKING AND LOADING: Off street parking shall be provided in accordance with chapter 10 of this title. No parking or loading area shall be located within any required setback area. At the discretion of the planning and environmental commission, variations to the parking standards outlined in chapter 10 of this title may be approved during the review of a development plan subject to a parking management plan. The parking management plan shall be approved by the planning and environmental commission and shall provide for a reduction in the parking requirements based on a demonstrated need for fewer parking spaces than chapter 10 of this title would require. For example, a demonstrated need for a reduction in the required parking could include: A. Proximity or availability of alternative modes of transportation including, but not limited to, public transit or shuttle services. B. A limitation placed in the deed restrictions limiting the number of cars for each unit C. A demonstrated permanent program including, but not limited to, rideshare programs, carshare programs, shuttle service, or staggered work shifts. (Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-6/-9: LOCATION OF BUSINESS ACTIVITY: A. Limitation; Exception: All conditional uses in section 12-6I-3 of this article shall be operated and conducted entirely within a building, except for permitted loading areas and such activities as may be specifically authorized to be unenclosed by a conditional use permit and the outdoor display of goods. 12-61-10: OTHER DEVELOPMENT STANDARDS: A. Prescribed By Planning And Environmental Commission: In the H district, development standards in each of the following categories shall be as proposed by the applicant, as prescribed by the planning and environmental commission, and as adopted on the approved development plan: 1. Lot area and site dimensions. 2. Building height. 3. Density control (including gross residential floor area). (Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-61-11: DEVELOPMENT PLAN REQUIRED: A. Compatibility With Intent: To ensure the unified development, the protection of the natural environment, the compatibility with the surrounding area and to assure that development in the housing district will meet the intent of the zone district, an approved development plan shall be required. B. Plan Process And Procedures: The proposed development plan shall be in accordance with section 12-61-12 of this article and shall be submitted by the developer to the administrator, who shall refer it to the planning and environmental commission, which shall consider the plan at a regularly scheduled meeting. C. Hearing: The public hearing before the planning and environmental commission shall be held in accordance with section 12-3-6 of this title. The planning and environmental commission may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission may be appealed to the town council in accordance with section 12-3-3 of this title. D. Plan As Guide: The approved development plan shall be used as the principal guide for all development within the housing district. E. Amendment Process: Amendments to the approved development plan will be considered in accordance with the provisions of section 12-9A-10 of this title. F. Design Review Board Approval Required: The development plan and any subsequent amendments thereto shall require the approval of the design review board in accordance with the applicable provisions of chapter 11 of this title prior to the commencement of site preparation. (Ord. 29(2005) § 23: Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-61-12: DEVELOPMENT PLAN CONTENTS: The administrator shall establish the submittal requirements for a development plan application. A complete list of the submittal requirements shall be maintained by the administrator and filed in the department of community development. Certain submittal requirements may be waived and/or modified by the administrator and/or the reviewing body if it is demonstrated by the applicant that the information and materials required are not relevant to the proposed development or applicable to the planning documents that comprise the Vail comprehensive plan. The administrator and/or the reviewing body may require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary to properly evaluate the proposal. (Ord. 29(2005) § 23: Ord. 5(2003) § 3: Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-61-13: DEVELOPMENT STANDARDS/CRITERIA FOR EVALUATION: The following criteria shall be used as the principal means for evaluating a proposed development plan. It shall be the burden of the applicant to demonstrate that the proposed development plan complies with all applicable design criteria. A. Building design with respect to architecture, character, scale, massing and orientation is compatible with the site, adjacent properties and the surrounding neighborhood. B. Buildings, improvements, uses and activities are designed and located to produce a functional development plan responsive to the site, the surrounding neighborhood and uses, and the community as a whole. C. Open space and landscaping are both functional and aesthetic, are designed to preserve and enhance the natural features of the site, maximize opportunities for access and use by the public, provide adequate buffering between the proposed uses and surrounding properties, and, when possible, are integrated with existing open space and recreation areas. D. A pedestrian and vehicular circulation system is designed to provide safe, efficient and aesthetically pleasing circulation to the site and throughout the development. E. Environmental impacts resulting from the proposal have been identified in the project's environmental impact report, if not waived, and all necessary mitigating measures are implemented as a part of the proposed development plan. F. Compliance with the Vail comprehensive plan and other applicable plans. (Ord. 29(2005) § 23: Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-21-10: DEVELOPMENT RESTRICTED: A. No structure shall be built in any flood hazard zone or red avalanche hazard area. No structure shall be built on a slope of forty percent (40%) or greater except in single-family residential, two-family residential, or two-family primary/secondary residential zone districts. The term "structure" as used in this section does not include recreational structures that are intended for seasonal use, not including residential use. VI. ZONING ANALYSIS Address: Legal Description: Lot Area: Buildable Area: Zoning: Land Use Designation Hazards: 501 N. Frontage Road West Vail Potato Patch, Block 2, Lot 8 1.0 acres/ (43,560 sq. ft.) 0.511 acres/ (22,259 sq. ft.) Housing District Medium Density Residential 40% slope; Medium Severity Rockfall Underlying Allowed / Required 2008 Approved 2017 Proposed Standard Site Area Determined by the PEC 43,560 sq. ft. 43,560 sq. ft. Front — 36' Front — 30" Front — 20' Side — 31' (East) Side — 16.5' (East) Setbacks Sides — 20' Side — 4' (West)* Side — 6' (West) Rear — 20' Rear — 80' + Rear — 67' Height Determined by the PEC 84' 50' 82 EHUs 68 EHUs (68 units per Density Determined by the PEC acre) EHUs Density DUs Determined by the PEC 0 0 GRFA Determined by the PEC 0 Unknown Commercial Conditional Use 4,850 sq. ft. 1,700 sq. ft. VII. Underlying Allowed / Required 2008 Approved 2017 Proposed Standard Open Space West: Public/Semi-Public Max. 55% of total site area (23,958 sq. ft.). PEC may allow Site site coverage to be increased if 13,000 sq. ft. or Coverage 75% of required parking 30% Unknown spaces are underground or covered Landscaping Min. 30% of total site area 30,560 sq. ft. or Unknown (13,015 sq. ft.) 70% • 81 spaces** • 35 parking spaces • 0.7 spaces / total unit • 30 spaces below Parking & Determined by the PEC . 2 loading / building Loading delivery • 0.43 spaces / unit spaces . 1 loading / delivery space 30% of unheated paved areas Snow 10-13% Unknown Storage 10% of heated paved areas *Subterranean parking improvements were approved to encroach into the 20' side setback ** This represents 76% of the required parking for the site; 61 spaces for EHUs and 20 spaces for 4,850 sq. ft. of office space. Total parking for residential use is the previous approval was 0.7 spaces per EHU. SURROUNDING LAND USES AND ZONING Land Use North: Open Space South: 1-70 / CDOT right-of-way East: Open Space West: Public/Semi-Public (Red Sandstone School & VIII. REVIEW CRITERIA Zoning Natural Area Preservation (NAP) N/A Natural Area Preservation (NAP) General Use (GU) Vail Gymnastics Center) According to Section 12-61-13, Development Standards/Criteria for Evaluation, of the Zoning Regulations of the Town of Vail, the following criteria shall be used as the principal means for evaluating a proposed development plan. It shall be the burden of the applicant to demonstrate that the proposed development plan complies with all applicable design criteria. A. Building design with respect to architecture, character, scale, massing and orientation is compatible with the site, adjacent properties and the surrounding neighborhood. B. Buildings, improvements, uses and activities are designed and located to produce a functional development plan responsive to the site, the surrounding neighborhood and uses, and the community as a whole. C. Open space and landscaping are both functional and aesthetic, are designed to preserve and enhance the natural features of the site, maximize opportunities for access and use by the public, provide adequate buffering between the proposed uses and surrounding properties, and, when possible, are integrated with existing open space and recreation areas. D. A pedestrian and vehicular circulation system is designed to provide safe, efficient and aesthetically pleasing circulation to the site and throughout the development. E. Environmental impacts resulting from the proposal have been identified in the project's environmental impact report, if not waived, and all necessary mitigating measures are implemented as a part of the proposed development plan. F. Compliance with the Vail comprehensive plan and other applicable plans. IX. DISCUSSION ITEMS Parking — The applicant is proposing to provide 35 parking spaces for 68 employee housing units (EHUs). This ratio is significantly lower than what is required for multiple -family dwellings outside of the core commercial areas. However, the Vail Town Code specifically allows the PEC to determine the parking requirement for a development plan in the Housing district. The code also allows the PEC to vary the required parking, based on the provision of a parking management plan. "At the discretion of the planning and environmental commission, variations to the parking standards outlined in chapter 10 of this title may be approved during the review of a development plan subject to a parking management plan. The parking management plan shall be approved by the planning and environmental commission and shall provide for a reduction in the parking requirements based on a demonstrated need for fewer parking spaces than chapter 10 of this title would require. For example, a demonstrated need for a reduction in the required parking could include: A. Proximity or availability of alternative modes of transportation including, but not limited to, public transit or shuttle services. B. A limitation placed in the deed restrictions limiting the number of cars for each unit. C. A demonstrated permanent program including, but not limited to, rideshare programs, carshare programs, shuttle service, or staggered work shifts. " This code language allows the PEC to approve variations in the parking required when applicants can demonstrate that the transportation needs of the residents are met, whether through parking for private vehicles, rideshare programs, public transit, walkability and proximity to jobs and services, or a combination of methods. This variation could also include approval to place parking within a required setback area, which is otherwise prohibited by Section 12-61-8, Parking and Loading. In this case, some parking is shown in the front setback area. The required parking ratio for non-EHU developments within the "commercial core areas" (primarily Vail Village and Lionshead areas) is 1.4 spaces per dwelling unit. The ratio for multiple -family dwellings outside of the "commercial core areas" is 1.5 spaces for units of 500 square feet or less, and 2 spaces for units between 501 square feet and 2,000 square feet. The applicant indicates in the attached narrative that the lack of demand for parking at the current Solar Vail property and the "lessons learned at Middle Creek" justify a reduction in the parking supply. The property is centrally located, with good walking access to Lionshead (about 7 minutes to the gondola via the pedestrian overpass). The property is also close to a bus stop (2 minute walk) for the Town of Vail free bus system, located in front of the Red Sandstone School. Staff believes that reduced parking supply may be warranted due to the proximity to Lionshead and bus stop, but we may require additional studies and utilization rates for similar employee housing projects in Vail to confirm actual parking demand. Density and Height — The location of this property, which is bordered by the Red Sandstone School and VRD Gymnastics Center to the west, and Town of Vail owned land to the north and east, should be able to accommodate extra density without greatly impacting any residential neighbors. Additional building height as a result of the proposed density should also have no negative impacts on any nearby residential uses. Also, the hillside at the rear of the property provides a backdrop, which may be a mitigating factor to the height and may help to reduce the perceived scale of the building. However, the PEC should consider the impact of the proposed building height on the community as a whole. In order to build this project in one construction season (between April and December), the applicant is proposing "systems built" construction (modular construction), which limits the height of the building to 4 stories. Additional height and density are not possible with this type of construction. Also, additional density would result in additional demand for parking on the site, which is already limited by available space. Steep Slopes — The site has steep slopes of greater than 40% on the back two-thirds of the site, according to the Town's GIS mapping system. Additional study and more detailed plans will be required to confirm the steep slopes (areas of 40% and greater slope). As a result of the slope of the site, the building is proposed near the front of the lot on areas that were previously graded flat, in the location of the existing residential structure and parking lot. A variance from Section 12-21-10, Development Restricted, will be required if the building is located on the steep slopes. "12-21-10 Development Restricted A. No structure shall be built in any flood hazard zone or red avalanche hazard area. No structure shall be built on a slope of forty percent (40%) or greater except in single-family residential, two-family residential, or two-family primary/secondary residential zone districts. The term "structure" as used in this section does not include recreational structures that are intended for seasonal use, not including residential use. " Based upon previous development approved for this site and other research on file with the Town, it appears that the slope behind the current building was previously disturbed and is not the natural grade of the site. For purposes of measuring building height, the natural grade of the site will need to be interpolated. Access — Vehicular access to the site is proposed via a driveway from the southeast corner of the site. This is the same approximate location as the existing driveway. An access easement across the Middle Creek Subdivision, Tract A (owned by the Town of Vail) to the east will be required for the driveway in order to design a driveway with reasonable grades A similar driveway location and easement were approved by the Town Council for this development in 2008. To date, staff has not found any existing access easements. New easements may be granted by the Town Council, but if granted, does not formally endorse the proposed development project. Setbacks — The applicant has indicated that "Small portions of the building are proposed to encroach into both side setbacks". Staff believes that the applicant should attempt to design a building that meets the required setbacks for the Housing district; to date, the applicant has not provided any specific reason why the building can not meet this requirement. Section 14-10-4 B allows minor projections into setbacks. Projections that extend into the setback greater than allowed by this exemption will require a variance. "Porches, steps, decks or terraces or similar features located at ground level or within five feet (5) of ground level may project not more than ten feet (10) nor more than one- half (1/2) the minimum required dimension into a required setback area, or may project not more than five feet (5) nor more than one-fourth (1/4) the minimum required dimension into a required distance between buildings. Steps that form an exit discharge may project into a required setback area to the degree necessary to conform with the adopted building code's means of egress standards, at the discretion of the administrator. " Conditional Use Permit — This development plan includes a proposal for approximately 1,700 square feet of commercial space to serve the needs of the employee housing units. Commercial uses in the Housing (H) zone district require a conditional use permit, which will be reviewed under a separate permit application. During the conditional use permit review, the PEC will be asked to consider the impacts of the proposed commercial use in this residential zone district, and any conditions necessary to mitigate negative impacts from the commercial use. The PEC is asked to comment on the proposed office use at this time, and if you have concerns, to share those concerns during the work session. Variances — As currently proposed, this application will need a variance for construction on slopes over 40%. Similar to the conditional use permit, the variance is integral to the development plan but will be reviewed under a separate application. The PEC is asked to provide initial feedback on the proposed variances during the work session. At this conceptual review it is important to understand if these design elements could be supported by the PEC, or if a major redesign will be required. Feedback at this early stage is much appreciated. The applicant understand that any preliminary comments at this time are non-binding, but will still be helpful in developing the design for this project. X. ADDITIONAL INFORMATION AND REVIEW REQUIREMENTS Additional information and/or processes will be required in subsequent submittals in order to address the following issues and/or requirements: 1. Resolve the encroachment of the Solar Vail driveway over Tract A, Middle Creek Subdivision, owned by the Town of Vail. 2. Obtain approval from local utility companies for the proposed location of the building within utility easements. 3. Complete a development plan application per Section 12-61-11, Vail Town Code. The development plan will include details on site plans, floor plans, and building elevations; calculations of site coverage, GRFA, and landscaping; and building height calculations. 4. Complete a Conditional Use permit application per Section 12-16-2, Vail Town Code for the office uses proposed in the building. 5. Complete a variance application for reduced setbacks and construction on steep slopes, per Section 12-17-2, Vail Town Code 6. Due to the propose location of the building within a Medium Severity Rockfall zone, a site specific geological investigation prepared by a "professional geologist", as defined by Colorado Revised Statutes section 34-1-01, as amended, or a "registered professional engineer", as defined by Colorado Revised Statutes section 12-25-102, as amended. This report is required prior to issuance of a building permit. XI. RECOMMENDATION As this is a work session, the Community Development Department will not be forwarding a recommendation at this time. However, the Community Development Department appreciates the desire of the applicant to improve the quality of the housing stock on this property, and their desire to help the Town to meets the community's employee housing goals. The Planning and Environmental Commission is not asked to take any formal action on this conceptual review, nor provide any formal recommendation. However, staff asks that PEC provide general feedback and direction to the applicant regarding the proposal in preparation for any future applications. Staff also recommends that the PEC specify any additional information, studies or analysis to be provided by the applicant for the purpose of any final review of the proposal and that the PEC make a determination regarding the necessity for (or the waiver of) the following requirements: 1. Environmental Impact Report: Pursuant to Section 12-61-13E, for the proposed development within areas in excess of 40% slope; the Planning and Environmental Commission shall either waive or require such report, the purpose of which would be to identify any environmental impacts resulting from the proposal. XII. ATTACHMENTS A. Vicinity Map B. Applicant Narrative C. Copy of Conceptual Plans D. Applicant's PowerPoint Presentation 27 February 2017 Members of the PEC: ATTACHMENT B We are submitting for a conceptual review of a proposed employee housing project to be located on the current Solar Vail site. Rather than submit a completely designed building we are asking for your input very early in the process. We do not have polished renderings or 3D models to show you, only rudimentary plans and some rough elevations. Hopefully this is enough for you to give us some direction and guidance on how best to move forward with the project. History: In late 2007, the current owner received approval to re -zone the property from HDMF to the Housing zone district. This was done because the Housing zone district offered more flexibility in terms of the number of EHU's allowed on the site as well as the fact that the PEC is allowed to determine many of the design standards. In 2008, we received unanimous PEC and DRB approval for a project on this site: that building had 6 levels of EHU's over two levels of parking; 80' maximum building height, with 82 EHU's and 4800 sf of professional office space. Approvals included a variance for permission to build into the man-made 40% slope behind the building, encroachments into the west side setback, and a reduction in the required parking for the EHU's. That project did not proceed as the downturn in the economy hit and the simple fact was that the numbers didn't work. They still would not work for that building. We are proposing a similar but smaller development today. We believe this design will still address the needs of the Applicant and the Community but offer more sound financial metrics. The Site: The approximately 1 acre site is bordered to the south by the I-70 right-of-way, to the east by TOV owned lands, to the west by the Red Sandstone/VRD Gymnastics Center and to the north by steeply sloping TOV owned open space. Access from the Frontage Road is via a driveway that crosses the TOV owned property. It does not meet and will not meet TOV driveway standards due to the steepness and angle of intersection with the Frontage Road. The buildable area of the site is severely reduced on the north side by the steepness of the open slope. Down near the existing building, some of the slopes exceed 40% although it appears that these slopes were the result of grading done during construction of the existing building. (It should be noted that the VRD Gymnastics center next door is built into this same slope.) GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Solar Vail Conceptual Review- 27 February 2017 Along the east property line is a 20' utility easement with electric service and possibly gas lines (Xcel isn't sure) in it. The south property line is encumbered with a 30' utility easement and another 20' utility easement that branches off to the northwest and effectively cuts off the southwest corner of the site. All in all, less than 50% of the site is buildable per the TOV Code but does allow for the proposed development if the PEC and utility companies will allow the necessary encroachments. For the proposed use, the location of the site could not be more ideal. It is a 3 minute walk to the bus stop in front of the school, only slightly longer to get onto the pedestrian bridge over the interstate and into Lionshead. Many of the current residents choose to walk east to Town rather than wait for the busses. The Existing Building: The existing building consists of 24 single bedroom units on three floors. It was built in the 70's and offers only Spartan accommodations. One level of parking is at grade, half of which is tucked under the south side of the building. The building currently serves as employee housing for Sonnenalp Properties. Employee usage of the parking is very low- typically 6-8 cars during the Winter season. Vacant spaces are often used for overflow parking by the Hotel. N The roof of the existing building is an "antenna farm" that provides cell phone service from the mouth of Dowd Junction eastward to the golf course. This proposed project: In light of all the discussions and media reports on the dire state of employee housing in Vail and downvalley, the Owner decided that it may be time to take another look at improving the property and adding more EHU's to the site. A development team of local experts has been assembled to handle the project. We are here to get PEC feedback on our proposal. Because the building is an important source of employee housing for the Owner, it is imperative that the start -to -finish on-site construction be completed between April and December. To minimize the construction duration, we are looking to use "systems built" technology that will allow pre -constructed and prefininshed modules to be trucked to the site and erected quickly. This technology is not cost effective for a building more than 4 stories. Therefore, we are proposing a significantly smaller building than was approved in 2008: maximum building height of 50' instead of the previously approved 80'. The EHU count will be approximately 68 units and the office area (the offices are primarily for Sonnenalp functions related to employee housing) has been reduced to less than 1700 sf. The proposed building is not intended to be limited solely to employees of the Sonnenalp. This location is ideal for employees of the Hospital, shops and restaurants in the Village and Lionshead. It is also ideal for young families whose children will be attending RSES next door. The school has also indicated that it would be an ideal location for some of their teachers- most of whom now live west of Dowd Junction and get cut off when that section of highway closes. GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Solar Vail Conceptual Review- 27 February 2017 3 We are also requesting a substantial reduction in the required parking from what was approved in 2008. As housing is not a listed use in the Chapter 10 Schedule B parking schedule, the PEC determines the requirements. Our proposal is for 36 total spaces plus one dedicated loading space for Fed Ex / UPS delivery trucks. This number includes the parking in the front setback and is all that will fit on the site on one level. Thirty (30) spaces will be under the building (i.e. covered). Seven (7) of these spaces are required to satisfy the Chapter 10 requirement related to office space although we would argue that this number could be reduced due to the fact that office hours and resident hours are the opposite of one another. That leaves 29 spaces to be allocated to the EHU's, or a ratio of .43 spaces per unit. The restricted site area, the historic lack of demand for parking on this site and the lessons learned at Middle Creek would seem to justify the requested reduction. And, as in 2008, we will submit a Parking Management Plan for PEC review and approval per section 12-61-8. Small portions of the building are proposed to encroach into both side setbacks and we anticipate that once again we will be building into a small portion of the 40% slopes. Another improvement over the previous project is in the access driveway. Before, we needed to construct a Vail Fire hammerhead that cut deeply into the hillside (we received Town Council approval for this). In this proposal, that turnout will be eliminated and fire truck movements will be accommodated on site. Finally, the new building will coordinate with the Cellular Service providers to incorporate as much of their hardware into the building as possible. The design will include chimneys at each end that will house most, if not all, of the antennae and receivers. In this "conceptual" PEC review, we are looking for as much concrete feedback as you can give us, especially with regards to the proposed parking numbers. Structured parking is prohibitively expensive for this project and based on the historical parking needs of this site, our proposed numbers look to adequately address the need. Information required by the TOV as part of the application: Describe the nature of the proposed use and measures proposed to make the use compatible with the other properties in the vicinity. Applicant response: The property is zoned in the Housing zone district and currently contains a building being used for employee housing. No change in this use is proposed. The only other buildings in the immediate vicinity are the VRD Gymnastics Center and Red Sandstone Elementary School. Having housing next to a school and rec center is a compatible use. The relation and impact of the use on development objectives of the Town. Applicant response: Employee housing is one of the Town of Vail's top priorities at this point in time. Expanding and improving this use is therefore consistent with the objectives of the Town. GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Solar Vail Conceptual Review- 27 February 2017 4 The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facility needs. Applicant response: The proposed building is only one story (or so) higher than what exists now so there is little, if any, impact on the distribution of light and air. By increasing the quality and number of EHU's in such close proximity to Lionshead and Vail Village, the effect on the distribution of population is entirely positive. It allows more people to live close to their place of employment and recreation and provides the Town with an increased population base that earns, spends and recreates within the Town. The effect on transportation is also entirely positive. Fewer cars driving into and out of town for the workday with the attendant decrease in demand for daytime parking in the structures or along the Frontage Roads. Better utilization of the existing bus system and pedestrian routes increases their efficiency and benefits the environment. These all combine to reduce the need for more/wider roads, parking, road maintenance, traffic management, etc. The effects on utilities are minimal as there are already utilities in place at the site and surrounding the site. While there are no plans at this time to include a solar array on the building, it is an ideal location for such an installation and perhaps at some point in the near future there will be adequate incentives to take advantage of the opportunities this site and building have to offer. Red Sandstone elementary is operating below capacity. By increasing the number of EHU's and offering a wider mix of unit sizes, we are increasing the possibility that there will be families with young children at this location who will be able to walk to and from the school. There is really very little change from the existing in terms of the impact on parks and recreation facilities and the other public facilities in the Town. By increasing the number of residents in such close proximity to the Town and all it has to offer (including the Mountain), we are only serving to increase the rate of utilization of these facilities with no increase in traffic. The effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking area. Applicant response: A traffic study was done in conjunction with the much larger project approved in 2008. That study concluded that there was no appreciable increase in traffic to and from the site. No new turn lanes or other traffic flow control improvements were warranted. The currently proposed building is substantially smaller. And, by bringing more employees in closer to their place of employment and recreation, we are reducing traffic congestion. The reconfiguration of the driveway to the building will also aid in traffic flow as the drive will now intersect the Frontage road at a right angle instead of the acute angle that exists today. Most of the proposed parking on site will be under cover and snow removal requirements will be no different than exists already. On site snow storage will be per TOV requirements. GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Solar Vail Conceptual Review- 27 February 2017 5 The effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. Applicant response: The existing 3 story -over -parking building is well hidden from most perspectives by the existing berm and retaining wall. We propose to keep the wall and berm to help mask the lower portions of the new building. The new building is only proposed to be one story taller although the roof will be more prominent than the existing roof. This extra height will be masked by bringing the eave line of the proposed roof down to the floor line of the top floor. This proposed building is about 1/3 lower in height than the one approved in 2008 so it will be more in scale with the neighboring Gymnastics building and the school. 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LU LU 0 0 1 LU 0 V) J J _ 0 z z J D CD 0 z WE U w O D w cn O 0 nroo 0 U w r U 0 LU 0 N (D O LU H z 2 w LU LU V) w a - w 0 LU LU V) w a- u Q m LU V) O z O Q W 0 Q Q U w CL cn LU a- 0 J 0 z z 0 J m O LL LU z z Q U w a- C� z Q O F- F - U LU m Q z z O z O Q LU 0 Q Q U w CL Q J d z LU W Q z Q z w 7�; O J W i w 0 D w cn O O nroo H z 00 lD z LU 0 Q LU z O rle LL z M V) LU w U 6- V) V) LnM z z S o oc Q a O 44. _ ALM iy -~ TOWN OF VA10 VAI L TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: April 10, 2017 ITEM/TOPIC: March 27, 2017 PEC Meeting Results ATTACHMENTS: File Name pec results 032717.pdf Description March 27, 2017 PEC Meeting Resuts T0WN OF VA 51 PLANNING AND ENVIRONMENTAL COMMISSION March 27, 2017, 1:00 PM Vail Town Council Chambers 75 S. Frontage Road - Vail, Colorado, 81657 1. Call to Order Members Present: Brian Gillette, Ludwig Kurz, John Ryan Lockman, Henry Pratt and Brian Stockmar Members Absent: Kirk Hansen and John Rediker Site Visit Plaza Lodge — 291 Bridge Street 2. A request for review of Major Exterior Alteration, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for an exterior remodel and additions to two units within Plaza Lodge, Unit R-1, located at 291 Bridge Street/Lots F- K, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC17-0004) Applicant: Bridge Street Land LLC, represented by Pierce Architects Planner: Matt Panfil Motion: Continue to April 10, 2017 First: Stockmar Second: Lockman Vote: 5-0-0 Planner Matt Panfil introduced the project and the reasons for staff recommending the continuance as found in the staff memorandum, specifically the possibility of a view corridor encroachment. Panfil supplied revised plans that have addressed this issue, in addition to a sun shade analysis that was missing from the original submission. Panfil walked the Commission through the proposed additions and other modifications in both plan view and elevation. Site Visit — The Commission stopped the presentation to visit the site of the project, and returned at approximately 1:45 PM. Panfil presented the process related to this project and the PEC's role. Panfil reintroduced the project and its components. Panfil walked the Commission through the criteria for approval and the recommended conditions of approval. Bill Pierce, Architect, representing the applicant, made himself available for questions. Commissioner Pratt asked about the flat roof for mechanical equipment. Pierce responded that the area may be able to be reduced in size. Rollie Kjesbo, contractor on the project, provided additional clarification in this area. Commissioner Gillette offered some suggestions in this regard. Kit Austin, Pierce Architects, offered an alternative to what is presented. Public Comment - None Commissioner Stockmar feels that there are issues with the roof lines becoming too close and too much mass so close to other structures. The third floor deck in line with the lower floor awning creates a lot of verticality. He would like to see the revised drawings. Commissioner Gillette shared the concerns in regard to the deck. He would like to see plans revised. He also expressed concern with the proposed mechanical area. Mr. Kjesbo and Mr. Pierce discussed alternatives for the mechanicals. Commissioner Kurz is generally comfortable with the roof forms, sun/shade and view corridor, but he does have concerns with the size of the balcony. He would like to see the deck minimized in size. He asked for clarification from Panfil concerning building height. Panfil discussed the zone district height requirement. Commissioner Lockman feels the project is an upgrade, but does not feel that the southwest corner of the building does not respect the existing rooflines. However, overall he feels that the criteria are met. He also feels the deck is a bit much but would be willing to vote for approval. Commissioner Pratt has similar comments as Commissioner Kurz. He is concerned about the southwest balcony/deck. He also has a concern about the mechanical area. Mr. Pierce offered changes to the project relating to the deck and the mechanical area. The commissioners discussed the roof plan with the applicant. 3. Approval of Minutes March 13, 2017 PEC Meeting Results Motion: Approve First: Kurz Second: Lockman Vote: 5-0-0 4. Informational Update Stream Tract Management Plan - Gregg Barrie Gregg Barrie, Public Works, presented an update on dead and dying trees located within the town stream tract and a program for their removal. Gregg discussed the use of a systemic pesticide treatment program and the arrival of the spruce beetle. He also discussed other measures that are part of the management plan including revegetation, education, monitoring, and the use of pheromone packets to discourage the beetle. Barrie estimates that the proposed tree removal will account for less than 10% of the trees in the town owned stream tract. Chris Neubecker, Planning Manager, announced the names of the two new PEC members, Pamela Hopkins and Karen Marie Perez. New commissioners will start their term at the April 10 meeting. He also thanked Kirk Hansen and Henry Pratt for their service to the community, and announced that John Ryan Lockman and Brian Gillette were re -appointed to the PEC. 5. Adjournment Motion: Adjourn First: Stockmar Second: Kurz Vote: 5-0-0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. 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 48-hour notification. Please call (970) 479-2356, Telecommunication Device for the Deaf (TDD), for information. Community Development Department Ad Name: 12725179A Customer: TOWN OF VAIL/PLAN DEPT/COMM Your account number is- 1 OP2P 33 MW nay PROOF OF PUBLICATION STATE OF COLORADO } }ss. COUNTY OF EAGLE } I, Mark Wurzer, 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 3/24/2017 and that the last publication of said notice was dated 3/24/2017 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 04/07/2017. General Manager/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 04/07/2017. ( �L-& 9. -V-� Pamela J. Schultz, Notary Public My Commission expires: November 1, 2019 Nx � r 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 April 10, 2017 at 1:00 pm in the Town of Vail Municipal Building. A request for a worksession for a conceptual re- view of a Development Plan pursuant to Section 12-6I-11, Vail Town Code, to allow for the future development of Employee Housing Units on the Solar Vail parcel, located at 501 N. Frontage Road West, Vail Potato Patch Filing 1, Block 2, Lot 8. (PEC17-0005) Applicant: Sonnenalp properties, represented by GPSL Architects Planner: Chris Neubecker 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 March 24, 2017 in the Vail Daily. (12725179)