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2021-09-27 PEC pt1
PLANNING AND ENVIRONMENTAL COMMISSION September 27, 2021, 1:00 PM Town Council Chambers 75 S. Frontage Road -Vail, Colorado, 81657 Call to Order 1. 1. Register in advance for this webinar: https://us02web.zoom. us/webinar/register/W N_QJ ybkNzgQ2eMGMYxH6FEOg 1.2. Attendance Present: Brian Gillette, Rollie Kjesbo, Ludwig Kurz, Karen Perez, Reid Phillips, Henry Pratt, Pete Seibert Absent: None Main Agenda 2.1. A request for the review of a variance from Section 14-10-4: 20 min. Architectural Projections, Decks, Balconies, Steps, Bay Windows, Etc., Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow a balcony roof and associated support to encroach into the required setback, located at 2705 Davos Trail, Lot 14, Block B, Vail Ridge Subdivision, and setting forth details in regard thereto. (PEC21- 0041) Applicant: Robbie Baxter & Gibson Watson, represented by VMDA Architects Planner: Jonathan Spence Planner Spence gives an introduction to the application. He goes over the extent of the variance request for the setbacks. The applicant is requesting that a roof extend past the allowed 4 -foot encroachment. Chris Jergens of VMDA, representing the applicant, goes over their request. He lists the criteria for approval of a variance required by Town Code and how this application meets them. Kjesbo asks what the original setbacks were when the house was built in Eagle County. Spence guesses 20' on all sides. Pratt asks if similar variances have been granted. Spence does not recall any similar variances being granted. Phillips believes that the house was built as close to the setbacks as possible. J ergens believes they did so because of the topography. Perez says the slope does not have a rational connection to a deck covering. The request for a variance over a nonconforming deck is a special treatment. Gillette asks about the nonconformity. Spence responds the deck is too close to the property line. Perez does not believe a partially covered deck is a hardship. PEC must follow criteria strictly and this does not meet the criteria. Jergens believes they are meeting it. Public comment is opened. No public comment. Rollie Kjesbo moved to deny. Karen Perez seconded the motion and it passed (7-0). 2.2. A request for recommendation to the Vail Town Council, pursuant to Section 90 min. 12-3-7, Amendment, Vail Town Code, for the adoption of the West Vail Master Plan, and setting forth details in regard thereto. (PEC21-0036) Applicant: Town of Vail, represented by SE Group Planner: Matt Gennett Community Development Director, Matt Gennett, goes over the request from the PEC at the end of the previous meeting. He goes over the conditions of approval suggested by staff as a result of the PEC's discussion at the last meeting that were included in the packet. Ellie Wachtel adds that Fehr and Peers is online if there are any transportation related questions. Kurz appreciates staff's efforts and thanks them for the hard work being put in. Gillette asks if Gennett sees this going to Council and being kicked back to PEC to solve these conditions. Gennett responds that no, he believes that at the Council meeting Council would direct staff to make these revisions and the Council's revisions if any, and then come back to Town Council with those amendments for final adoption. Gillette would like to see more description in the items about the deed restrictions and zoning discussion. The written description is a little confusing based on the discussion. "There can be no increase in density without some sort of deed restriction or fee in lieu". 100% does not need to be deed restricted, but any increase needs to result in some sort of deed restriction or fee in lieu. Gennett says that in the rezoning process the language will be done in a public process at that time. Gillette wants to ensure that as properties redevelop, they need to have some housing aspect to it. The clarity needs to be added in the condition's language. Phillips asks for clarity. Are we going to allow the same number of units that exist over density today or exist over zoning today? Which one will trigger the housing requirement? Gillette believes an increase in density above what is allowed today would require the housing component. Phillips says that if someone is tearing down a six plex then anything over those two allowed units would require some kind of housing? Gillette says, some percentage over that number two, yes. We aren't imposing any hardship for owners; they had the responsibility to know the zoning and that they were overbuilt. Wachtel adds that an extra EHU unit could be built, but we haven't seen that happening. Gillette recognizes that and a percentage needs to go towards housing. The parking lots on Chamonix are emptier these days and we're already losing housing. Pratt has a comment on eliminating GRFA. If you build to setbacks and height with no GRFA you get boxes. That does not match the character of the neighborhood. We should look at what Lionshead did and give a 250% increase of GRFA, but eliminating it just gets boxes. Gennett asks whether the existing or proposed dimensional zoning standards would be sufficient or not to control the size of structures. Pratt agrees and says some increase, but not a complete removal. Gillette thinks we should eliminate the Geneva exemption. This area should be treated the same as the other areas in West Vail. Gennett asks about and Gillette confirms the affected conditions he is referring to. Gillette has concerns that the dashed lines were not quite right on the corner of Chamonix and Arosa. The line as drawn needs to be pulled back in to not include lots that front on other roads. Phillips says that is reflected on page 71. Specifics over the corner of Circle Drive and the map are discussed. Gillette thinks Circle Drive is fine with the Primary/Secondary zoning and needs to be left out. Wachtel asks if there are other streets that have a similar issue. Gillette says Circle Drive and Arosa. The Aerial map is brought up for reference of the areas in question. 2289 Chamonix Ln should be the west end of the upper Chamonix. 2449 Chamonix should not be in the east end of lower Chamonix, as well as the duplexes on the east side of Chamonixjust past Chamonix chalets. The map is gone through for the corners of the area to ensure the appropriate properties are being included. Slight adjustments are being proposed. Looking on the south side of 170, the commissioners review the included lots. On the west side of this lower area, the line is drawn to the Town boundary. Gillette is concerned that including properties in this map will lead to inappropriate zoning again. Phillips whether the future re -zonings will come back to them at the PEC. That they'll have another chance to look at this and make suggestions. This is a conceptual overview plan, not individual zoning, not lot by lot, correct? Gennett confirms Phillips says we are here to provide some flexibility moving forward Gennett says there is nothing regulatory about this document. When we get to the implementation level, the rezoning process will be much more exact. At this level it is more of a guideline and an expression of the intent. The real detail and fine tuning come in when we go to modify zoning. Planner Spence adds that when staff begins to look at rezoning options, we look at more than existing buildings, including location, size of lots, topography, character etc.... We'll be looking more at the intrinsic qualities of the property for any rezoning. More discussion happens on the process of master plan versus zoning and their relation. Pratt does not see any sustainability or environmental recommendation. He would like to see solar or other energy systems be encouraged in new buildings through this plan. He does not like condition #2, and that it is very vague. Would like to see more specificity with more measured heights and not a build to line. Dominic Mauriello working on behalf of the VLHA. The VLHA submitted a comment to the PEC, and it covers the chapters in the masterplan. He believes it would be a good idea to review. He feels the PEC should do the heavy lifting and it should all be set by the time it gets to Town Council. He would like to see a redlined version rather than going to Town Council with a set of conditions. He gives examples of how he thinks intent could be lost in the process. The plan is wonderful, and they've done a really good job. It's 100 times better than what we have now. There are really good alternatives included in there. He would encourage the PEC in the next step of rezoning to get that moving so we can see redevelopment. Pratt agrees. Galen Aasland believes that words matter. He believes that one of the purposes of this is to put in an appropriate zoning. He would like to see the masterplan require the new multi -family zone district that is added not be able to do an SDD. Gillette feels uncomfortable with approving this with the conditions. He would like to see the masterplan redlined. Perez agrees with Gillette. A redlined version would be clearer as to what the PEC's recommendations are. Let's be clear, lets add language and be specific. Gennett asks if the PEC would like a redlined version? At least four commissioners confirm. Discussion around the dates, times, corrections, and revisions is had. Comments will be color coded based on the recommending body. Gennett requests a tabling to the ne)d meeting on the 11th of October. Karen Perez moved to table to October 11, 2021. Reid Phillips seconded the motion and it passed (7-0). 2.3. A request for a recommendation to the Vail Town Council for a Prescribed 60 min. Regulation Amendment pursuant to Section 12-3-7 Amendment, Vail Town Code to amend Section 12-14-17 Setback From Watercourse and add a new Section 12-21-17 Riparian Protection and Waterbody Setback Regulations, Vail Town Code, to change the waterbody setbacks, and setting forth details in regard thereto. (PEC21-0043) Applicant: Town of Vail, represented by Pete Wadden Planner: Greg Roy Planner Roy introduces project and begins presentation. He summarizes current waterbody setback requirements as well the proposed language for the new amendment. Gillette asks about the recent release into Gore Creek. Planner Wadden responds there were 120 dead fish. The e)dent of the problem went to the International Bridge. There was also an absence of algae and other aquatic life in the river. State agencies are also involved with investigating this incident. Gillette asks how big a deal 120 dead fish are? Wadden responds that it isn't a huge amount if he could determine that that was the full e)dent of the impacts. They were not able to get water samples until 24 hours after the incident. 2.08 million gallons of potable water was discharged, with an unknown quantity of other water. There were no concerns to drinking water supply. Phillips has received a lot of concerns from the community. Can the PEC request to get a status report from Pete Wadden in two weeks? He would like to invite Eagle River Water and Sanitation, and Colorado state agencies. He also wants to reach out to Vail Resorts to see if they would come to the status report. Community members saw dead fish at the International Bridge. A news report said not to go in the river at the moment with copper sulfate levels. He says we need to know the damage and the responsible parties, as well as the future plan for river restoration. He wants to make sure that this continues to be checked moving forward. Wadden responds he is happy to address these concerns Kurz agrees with Phillips. Board is unanimous in requesting an update. Perez asks if the joint commission has met on this Planner Wadden continues through presentation. He touches on the importance of riparian restoration and the Town's efforts in recent years. He references the Gore Creek Action plan for strategies to engage private property owners. He outlines the objectives of the Riparian Corridor and the proposed new regulations. He explains the definition of the Ordinary High - Water Mark. Gillette asks how many non -conformities we are creating? Wadden says under the current setbacks there are 111 non -conforming structures. The new recommendation would lead to 142. Of those, 92 are non -conforming under current regulations. Gillette asks how many structures are on the creek. Wadden responds there are close to 400. Gillette asks if we create a non -conforming structure, what does that do to development rights? Roy responds that they would have the same property rights, it would just affect where they could build. Perez says that making the structure non -conforming does affect property rights. Gillette asks about property on Matterhorn Circle. What if they would have to rebuild their house? Roy says they would have to meet the standards under the new code Kjesbo says they got variances to build there originally Perez says non -conforming status affects insurance for HOAs and financing. She has a problem making so many buildings non -conforming. She says we have to balance the proposal with property rights and impacts on the community. She cites a letter of concern from a local HOA, and says she wants to get this right. Wadden says the HOA in question is currently non -conforming. Perez wants to decrease rather than increase the amount of non -conforming structures. Wadden says other setback distances are an option. 25' was chosen because it most closely approximated existing setbacks. Gillette asks if you can shorten the setback but increase the riparian buffer. Would this make fewer houses non -conforming? Wadden says the issue is that defensible space would become a problem. People building right to the setback would conflict with fire department recommendations for defensible space. Roy says in regard to design standards it gives property owners some space for landscaping choices before reaching the no -mow zone. 25 feet is the balance between town code, fire department, design standards, and the fewest non -conformities. Gillette asks if property owners been notified? Wadden says not all of them. Gillette says we need to reach out to all of them and get feedback. Perez says it will help to determine the harmony of the various criteria. Wadden recommends taking a look at individual properties on the maps provided. Gillette asks how accurate are they? Wadden says they're a good approximation. Pratt asks how many non -conforming structures are within the 20' setback? Wadden says they have the lines on the map but not the exact numbers. Pratt says he is a property owner on the creek and has built his house to existing setback requirements. It would be good to see the number of non- conforming structures at 20 -foot setbacks. Phillips says the 8th fairway on the golf course is a large encroachment. He asks if there has been a conversation with golf course management if they can restructure that area? Wadden says there have been conversations but it's a debate between playability and resource protection. They are trying to find the balance there. Gillette asks who is present from the fire department? He asks Paul Cada to speak on defensible space. Paul Cada the Wildfire Program Administrator says they have been working with the applicants for a while. What is presented today is the compromise between the interests. He says there are allowances for the defensible space. He says when things are wet around the creek the risk is low and cites examples from California fires. He claims the fire department can support what is in the presented language. Wadden says the 20 -foot setback establishes 27.1 unbuildable acres. The number of non -conforming structures increasing between existing and proposed regulations may not be statistically significant. Gillette would like to have a better understanding of the effects on a homeowner of becoming non -conforming and how that impacts financing and other factors. Roy says we can look into that, as well as weigh that with the health of Gore Creek. Gillette stresses the importance to make informed decisions Planner Spence says we have not seen insurance decisions related to zoning non -conformities. Wadden wants to provide funds and resources to property owners undergoing changes. He reiterates staff recommendations relating to the proposed ordinance. Perez would like more information, as well as notifying the public and getting public feedback. Gillette agrees. Wadden says they will increase these efforts. Kurz asks about public notification being marginally effective? Wadden outlines public outreach on Project Rewild. He says at the time, the town council was concerned about providing funds for individual landscaping projects. Perez says she is on the board of an association that would be affected. She wants to notify associations not just property owners that would be impacted. Kurz talks about balancing health of river with individual homeowners. He says we have a moral if not legal obligation to make sure river is as healthy as possible. We also have to consider the existing property ownership. He says it's a tricky balance, and we need to address the points that have been made. Gillette says the town should target problem properties rather than issue blanket proclamations. Wadden says there is a list of stream areas that are the most degraded. The process needs to include an equitable approach to homeowners. Pratt asks about flags concerning pesticides in use and the progress on this issue. Wadden says Under Colorado law the buck stops with state. Localities cannot pass more stringent regulations. Town attorneys have advised against action. The Colorado Department of Agriculture did testing for pesticides and herbicides in the creek and the town is awaiting the results. Gillette asks if there are better products for lawncare. Wadden says root treatment is better than sprays. Regarding lawncare, it's more about lawncare than keeping out pests. The town utilizes organic herbicides and fertilizers. Gillete asks if organic practices are better for the creek? Wadden clarifies organic fertilizers are better but not better than no fertilizer Gillette asks if we have done outreach to local landscapers? Wadden says from 2015-2019 a local workshop has gathered around 40 landscapers regarding the best practices in Creekside landscaping. In the last two years, there have been zoom presentations along similar lines. Gillette says there could be more outreach every spring. Wadden says he has produced three videos for the website and landscapers about alternatives to pesticides in landscaping. Gillette wants to add in some bullet points for people who won't watch the videos. Perez asks if you need two weeks. Wadden says I think we can do this in two weeks. Spence says another cycle would be required for public comment and outreach. Kurz asks for public input Dominic Mauriello represents Evergreen Lodge. He says he has worked for years with the existing setback of 30'. Having that changed now would have a large impact. He says the maps shown today are not going to be surveying accurate. He applauds the motives and says we're all in favor of riparian buffer. He cites other studies regarding the cleansing effects of riparian buffers and supports the 10' riparian buffer. He says changing the stream setback is different. Nothing suggests 25' is better than 20'. He is glad the PEC is considering the impacts on non- conforming structures. He says it is inaccurate that the centerline moves around a lot. It would have been better if they had done the high water mark from the beginning, but the town has already been built with the old regulations. He says this will open a can of worms of non -conforming buildings. These buildings do not have a lot of flexibilities with variances. He says the board can't depend on relief mechanism of variances for new non- conforming buildings. He says the code language needs work. What about stormwater management activities that may be beneficial to do in the 10' buffer? Gillette asks why that would be precluded? Mauriello says it is precluded in the proposal. He wants to think about how non -conforming structures are created and work out the inconsistencies. He says the town can be clearer about how you measure the centerline. I n his analysis, the 20' setback much more approximates the existing setback today. He says the town could use existing 30' or proposed 20', whichever is more restrictive. He also says the definition of high water mark needs some work and the FEMA floodplain information is different from the streambank. He suggests the town work with some of the surveyors to find what they typically use. He suggests incorporating more input from the town attorney and have them look at it before recommendation to town council. He is happy to help with some of the language if that is needed and says he can come back with examples. Gillette asks for an email summarizing these comments. Mauriello says there are other concerns from community members that weren't able to be here today. Gillette asks if Wadden can meet with a surveyor regarding questions of the high water mark. Wadden confirms. Kurz asks if there is additional public comment? John Rediker wants a better understanding of the language that references two year flood lines, especially regarding a definition and calculation method. He wonders if there are other studies out there, so decisions are based upon science and not anecdotes. He asks where is the evidence that insurance rates will go up for non -conforming structures? Siri Roman is the director of operations for Eagle River Water and Sanitation. She says the decision is hard for the community, but Gore Creek need initiatives like this to get off the 303(d) list of impaired waterways. Vail is a model town with its creek restoration programs. She is also a Vail resident with two kids, who have spent a lot of time in Gore Creek. Her kids would like more wildlife and less tall buildings in town. She asks the board to consider the hard decisions for the future of Vail. Holly Loff is the Executive Director for the Eagle River Watershed Council speaking in support of the ordinance. She has worked successfully with the town on past restoration projects. The riparian areas are critical to water quality and stream health. She says Vail is a leader in the valley and this initiative is the natural next step. She also says the stream health and water quality is worth the effort of addressing these questions. Gillette asks if there are any studies on 20' versus 25' setbacks. Loff says the Eagle River watershed plan didn't have specific numbers for setbacks. The correct number varies by geology and hydrology. She would be happy to look into that more With Wadden. Gillette asks if hydrologists have been involved? Wadden says that they have been involved in the process. He can look at the difference between 20' and 25' buffers. Gillette wants to see difference between 10' and 15' riparian buffers and studies to that effect. Wadden says they will have more of that information next time. Bellm says Oct. 25 meeting is the next meeting date to allow for public notification. Motion to table Karen Perez moved to table to October 25, 2021. Brian Gillette seconded the motion and it passed (7-0). 2.4. A request for the review of an extension to a Conditional Use Permit, 20 min. pursuant to Section 12-9C-3, Conditional Uses; Public buildings and grounds, Vail Town Code, to allow the continued use of the yurt at the Vail Nature Center for a period of three (3) years, located at 841 Vail Valley Drive/Unplatted (Ford Park Nature Center) and setting forth details in regard thereto. (PEC21-0039) Applicant: Town of Vail, represented by Kristen Bertuglia Planner: Jonathan Spence 1. Upon the completion of the use of the yurt, or three (3) years from date of this approval, whichever happens earlier, the Applicant shall remove the yurt and foundation and shall revegetate all disturbed soils with native vegetation. Planner Spence presents history of the application and outlines request. Gillette asks about the 3 year timeframe? Spence says we need to hold the town equally responsible as private property owners. Kurz asks if there are any other board questions? Spence clarifies to ask for public comment. Rollie Kjesbo moved to approve with conditions. Brian Gillette seconded the motion and it passed (7-0). 2.5. A request for the review of a Variance from Section 12-21-12, Restrictions 2 min. in Specific Zones on Excessive Slopes, Vail Town Code, to allow for a variance from the maximum percent of lot covered by driveways and surface parking, in accordance with the provision of Section 12-17, Variances, Vail Town Code, located at 816/826 Forest Road / Lots 14/15, Block 1, Vail Village Filing No. 6 and setting forth details in regard thereto. (PEC21- 0045) The applicant has requested this item be tabled to a future date where it will be heard concurrently with a Minor Subdivision and Rezoning application. Applicant: Mexamer Forest Road LLC, represented by KH Webb Architects Planner: Jonathan Spence Spence asks for uncertain table date. He will combine the application with other relevant applications. Brian Gillette moved to table. Rollie Kjesbo seconded the motion and it passed (7-0). 3. Approval of Minutes 3.1. September 13, 2021 PEC Results Karen Perez moved to approve. Brian Gillette seconded the motion and it passed (7-0). 4. 1 nformational Update 4.1. Update on Wildlife Fencing in the 1-70 Corridor 10 min. Applicant: Planner: Pete Wadden Spence provides update on wildlife fencing project. Phillips asks if there is encroachment on private property? Spence says it is within the CDOT right of way. 5. Adjournment Karen Perez moved to adjourn. Brian Gillette seconded the motion and it passed (7-0). 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 hour prior to meeting time. Community Development Department City of Vail, Colorado VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: ITEM/TOPIC: Register in advance for this webinar: https://us02web.zoom.us/webinar/register/WN QJybkNzgQ2eMGMYxH6FE0g City of Vail, Colorado VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: ITEM/TOPIC: Attendance City of Vail, Colorado VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: September 27, 2021 ITEM/TOPIC: A request for the review of a variance from Section 14-10-4: Architectural Projections, Decks, Balconies, Steps, Bay Windows, Etc., Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow a balcony roof and associated support to encroach into the required setback, located at 2705 Davos Trail, Lot 14, Block B, Vail Ridge Subdivision, and setting forth details in regard thereto. (PEC21-0041) ATTACHMENTS: File Name PEC21-0049 Staff Memo.pdf Attachment A. Vicinity Map.pdf Attachment B. Applicants Narrative August 10 2021.pdf Attachment C. Plan Set.pdf Description Staff Memorandum Attachment A. Vicinity Map Attachment B. Applicant's Narrative August 10, 2021 Attachment C. Plan Set TOWN OF Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: September 27, 2021 SUBJECT: A request for the review of a variance from Section 14-10-4: Architectural Projections, Decks, Balconies, Steps, Bay Windows, Etc., Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow a balcony roof and associated support to encroach into the required setback, located at 2705 Davos Trail, Lot 14, Block B, Vail Ridge Subdivision, and setting forth details in regard thereto. (PEC21-0041) Applicant: Robbie Baxter and Gibson Watson represented by Ignacio Moreno with VMDA Architects. Planner: Jonathan Spence I. SUMMARY The applicants, Robbie Baxter and Gibson Watson represented by Ignacio Moreno with VMDA Architects, are requesting the review of a variance from Section 14-10-4, Architectural Projections, Decks, Balconies, Steps, Bay Windows, Etc., Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow a balcony roof and associated support to encroach into the required setback, located at 2705 Davos Trail, Lot 14, Block B, Vail Ridge Subdivision. Based upon staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends denial of this application, subject to the findings noticed in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST The applicants, Robbie Baxter and Gibson Watson represented by Ignacio Moreno with VMDA Architects are requesting the review of a variance from Section 14-10-4, Architectural Projections, Decks, Balconies, Steps, Bay Windows, Etc., Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow a balcony roof and associated support to encroach into the required setback, located at 2705 Davos Trail. The applicant proposes to extend roof coverings over an existing nonconforming deck in excess of the four (4) feet allowed per Section 14-10-4. The applicant proposes to extend the roof 5'1" into the rear setback (1'1" in excess of the allowable) and 7'9" into the side setback (3'9" in excess of the allowable.) The graphic below illustrates the variance request in green: kL L.6 MW �-M�141 HwgA'AYR�9 w #I Y_y_ J W err iai IYLL K T� A vicinity map (Attachment A), applicant's narrative (Attachment B) and plan set (Attachment C) are attached for review. BACKGROUND The property located at 2705 Davos Trail was platted as Lot 14, Block B, Vail Ridge Subdivision under Eagle County jurisdiction in 1965 and the existing home was constructed in 1986. The exhibit below shows the general location of the home in the southwest corner of the neighborhood. The home borders USFS property on the south and west, as can be seen on the aerial below. Town of Vail Page 2 ov[xrla rrxra w.. � _ 40 s1 w DTfl�k11R eapwx I IElIG1�9M1 [YJM T8 11ER L1R - R. EINGLIVL r ® LIIJ I / L --J . RNIBleaa9.x- R.NGIRLL 1EVNNAW na+�trw�rw°0 cw.,.e.. __ fWHPWWY Y . �iaso�whis 1v,ner 7Mvhfa' e"+ii..ir. I �eaa xatu Wq WPWW I�LLM�IN4 I� �C�TIb11GOF II 17NL1A —� I -IO1 �Ibulp Y!} NiKil �M'M NPI I �lRYIC - I �A lI AWA T9 L /. wW' VARLAhiCE $_�••VIF-ITG�-U REQUET MAII�� TWa'Im N'AIYiEFY' MR4JA.#II 1i�L�!"TSP FbARIC .TQ11f•I�R �Y R]YO�] rm n�rYa �t�l Ol . ncrar• _.c rxr�r• _x A vicinity map (Attachment A), applicant's narrative (Attachment B) and plan set (Attachment C) are attached for review. BACKGROUND The property located at 2705 Davos Trail was platted as Lot 14, Block B, Vail Ridge Subdivision under Eagle County jurisdiction in 1965 and the existing home was constructed in 1986. The exhibit below shows the general location of the home in the southwest corner of the neighborhood. The home borders USFS property on the south and west, as can be seen on the aerial below. Town of Vail Page 2 A0 W4 41 The home's existing south side deck is nonconforming in that it extends beyond the allowable setback encroachment of 5' by 2'9". IV. 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 12-17, Variances (in part) 12-17-1: PURPOSE.- A. URPOSE: A. Reasons for Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. B. Development Standards Excepted: Variances may be granted only with respect to the development standards prescribed for each zone district, Town of Vail Page 3 including lot area and site dimensions, setbacks, distances between buildings, height, density control, building bulk control, site coverage, usable open space, landscaping and site development, and parking and loading requirements, or with respect to the provisions of chapter 11 of this title, governing physical development on a site. C. Use Regulations Not Affected: The power to grant variances does not extend to the use regulations prescribed for each zone district because the flexibility necessary to avoid results inconsistent with the objectives of this title is provided by chapter 16, "Conditional Use Permits", and by section 12-3-7, "Amendment", of this title. 12-17-6: CRITERIA AND FINDINGS.- A. INDINGS: A. Factors Enumerated: Before acting on a variance application, the planning and environmental commission shall consider the following factors with respect to the requested variance.- 1. ariance: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. B. Necessary Findings: The planning and environmental commission shall make the following findings before granting a variance.- 1. ariance: 1. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone district. 2. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following reasons: Town of Vail Page 4 a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptional or extraordinary circumstances or conditions applicable to the site of the variance that do not generally apply to other properties in the same zone district. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone district. Chapter 14-10 Design Review Standards and Guidelines (in part) 14-10-4: ARCHITECTURAL PROJECTIONS, DECKS, BALCONIES, STEPS, BAY WINDOWS, ETC..- A. TC.: A. Architectural projections including eaves, roof overhangs, awnings, louvers, and similar shading features; sills, belt courses, cornices, and similar features; and flues and chimneys may project not more than four feet (4) into a required setback area or into a required distance between buildings. B. 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. C. Balconies, decks, terraces, and other similar unroofed features projecting from a structure at a height of more than five feet (5) above ground level may project not more than five feet (5) 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. A balcony or deck projecting from a higher elevation may extend over a lower balcony or deck but in such case shall not be deemed a roof for the lower balcony or deck. Town of Vail Page 5 V. UI ZONING AND SITE ANALYSIS Address: Legal Description: Zoning: Land Use Plan Designation Current Land Use: Geological Hazards: 2705 Davos Trail Lot 14, Block B, Vail Ridge Subdivision Two -Family Primary/Secondary Residential (P/S) District Low Density Residential Two -Family Residence None Standard Allowed / Required LDMF Existing Proposed Site Area Min. 14,000 sq. ft. 29,087 sq. ft. (.667 No Change acres Front — 20' Front — >20" Front — >20' Side — 15' Side(N) — 15' Side(N) — 15' (ex) Setbacks Rear — 15' Side(S) — 15' Side(S) — 7'3" (11' Rear — 15' required) Rear — 9'11" (11' required)' Height Flat or Mansard Roof — 30' Sloping Roof — <33' No Change Sloping Roof — 33' Not more than a total of two 1 DUs No Change (2) dwelling units shall be permitted on each site with Density only one dwelling unit permitted on existing lots less than fourteen thousand 14,000 square feet. GRFA Max 6,695 sq, ft. <6,695 sq. ft. No Change Site Coverage Max. 20% of site area or 5,817 <5,817 sq. ft. No Change sq. ft. :52,000 GRFA=2 spaces 4 Required No Change Parking/Loading 2,0002_4,000 GRFA=3 spaces 4 Existing Landscaping Min. 60% of site area or >17,452 sq. ft. No Change 17,452 sq. ft. SURROUNDING LAND USES AND ZONING Existing Land Use: Zoning District: North: Residential Two -Family Primary/Secondary Residential (PS) District South: USNF None East: Residential Two -Family Primary/Secondary Residential (PS) District West: USNF None VII. REVIEW CRITERIA Town of Vail Page 6 The review criteria for a variance request are prescribed in Title 12, Chapter 17, Variances, Vail Town Code. 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The proposed roof coverings in excess of the allowable 4' encroachment into the required setback result in building mass and scale in closer proximity to the property line than permitted. Although the adjacent property owner is non-residential, the relationship of the roofs to the property boundary is inconsistent with the neighborhood. Therefore, Staff finds this proposal will negatively affect the other existing or potential uses and structures in the vicinity in comparison to existing conditions. Staff finds the proposed variance does not meet this criterion. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. The proposed variance will facilitate a roof covering in excess of that allowed. Although the site is steep and the existing home is located at the setback, Staff does not believe the proposed variance is necessary to achieve compatibility or uniformity of treatment among sites in the vicinity and will result in a grant of special privilege. Staff finds the proposed variance does not meet this criterion. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The proposed variance will facilitate a roof covering that will not alter population; will not affect any existing transportation or traffic facilities, public facilities, or utilities; and will not affect public safety in comparison to existing conditions. Therefore, Staff finds the proposed variance conforms to this criterion. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. Town of Vail Page 7 VIII. STAFF RECOMMENDATION Based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission deny, a variance from Section 14-10-4, Architectural Projections, Decks, Balconies, Steps, Bay Windows, Etc., Vail Town Code in accordance with the provisions of Section 12-17, Variances, Vail Town Code, to allow a balcony roof and associated support to encroach into the required setback, located at 2705 Davos Trail, Lot 14, Block B, Vail Ridge Subdivision, and setting forth details in regard thereto. Should the Planning and Environmental Commission choose to deny, this variance request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission denies the applicants' request for a variance from Section 14-10-4, Architectural Projections, Decks, Balconies, Steps, Bay Windows, Etc., Vail Town Code in accordance with the provisions of Section 12- 17, Variances, Vail Town Code, to allow a balcony roof and associated support to encroach into the required setback, located at 2705 Davos Trail, Lot 14, Block B, Vail Ridge Subdivision, and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to deny, this variance, the Community Development Department recommends the Commission make the following findings: 'Based upon the review of the criteria outlined in Section Vll of the staff memorandum to the Planning and Environmental Commission dated September 27, 2021, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. The granting of this variance will constitute a granting of special privilege inconsistent with the limitations on other properties classified in the Two -Family Primary/Secondary Residential (PS) District 2. The granting of these variances will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; and 3. This variance is not warranted for the following reasons.- a. easons: a. The strict literal interpretation or enforcement of the specified regulation will not result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code,- Town ode, Town of Vail Page 8 b. There are no exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the Two -Family Primary/Secondary Residential (PS) District., and c. The strict or literal interpretation and enforcement of the specified regulation would not deprive the applicant of privileges enjoyed by the owners of other properties in the Two -Family Primary/Secondary Residential (PS) District." IX. ATTACHMENTS A. Vicinity Map B. Applicant's Narrative dated August 10, 2021 C. Plan Set dated August and December 2020 Town of Vail Page 9 Is AW vm a n N L LO N O �x V ARCHITECTS ON 0090 WEST BENCHMARK ROAD SUITE 207 PO BOX 5300 AVON, CO 81620 Application for Variance from Setback 970/949-5200 2705 Davos Trail FAX 970/949-5205 LOT 14, Block B Vail Ridge WWW.VMDA.COM August 10, 2021 This is a request for a Variance for 2705 Davos Trail Road. The Variance request is to allow for a new roof over a pre-existing non -conforming balcony. The balcony is non -conforming as it encroaches into the setback more than 4'-0" as illustrated on the attached documents. The reason this variance is being sought is to allow for an existing balcony to be covered to allow for use and enjoyment of the outdoor space on the balcony. The practical difficulty of the location of the existing structure which was located in its location due to the steep nature of the site creates a balcony that is in close proximity to the Rear and Side Property lines. The strict application of this standard renders this existing outdoor balcony non -useable for large part of the year and creates a space which has marginal functional use. The specific section of the code for which the variance is sought is Section 14-10-4 A. 14-10-4: ARCHITECTURAL PROJECTIONS, DECKS, BALCONIES, STEPS, BAY WINDOWS, ETC.: A. Architectural projections including eaves, roof overhangs, awnings, louvers, and similar shading features; sills, belt courses, cornices, and similar features; and flues and chimneys may project not more than four feet (4') into a required setback area or into a required distance between buildings. The requested Variance is to allow for a Roof Overhang and its columns to encroach into the setback a total of 7'-9" into the side property setback and 5'-1 " into the rear property setback. This is in lieu of the 4'-0" encroachment allowed by the regulation. This is illustrated and highlighted in green on the attached document. This Variance is necessary in order to allow for the existing balcony to be covered and functional. The function of outdoor spaces is integral to the mountain lifestyle and consistent with properties in the vicinity. Allowing for the balcony to be covered for use throughout the year is consistent with other properties in the area. Findings required to Grant the Variance: 1. That the granting of the variance will not constitute a grant of a special privilege inconsistent with the limitations on other properties classified in the same zone district: Allowing this variance will allow for the Owners of the property to have a usable covered balcony adjacent to the primary living space on West and South end of the property. Due to the proximity of the existing home to property and setback lines, this roof covering over the existing balcony encroaches into the setback. The use of a covered outdoor balcony is common within this zone district. 2. That the granting of the variance will not be detrimental to the public health, safety, or welfare or materially injurious to properties in the vicinity. The property does not have any neighbors adjacent to the South or the West at the location of the proposed variance. Additionally, the balcony has existed in this area for several years. Granting this variance will not be detrimental to the public health, safety, or welfare or materially injurious to properties in the vicinity. 3. That the variance is warranted for one or more of the following reasons: a. A strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. This criteria is not applicable and not met by this variance request. b. There are exceptional or extraordinary circumstances or conditions applicable to site of the variance that do not apply generally to other properties in the some zone district. This site is extraordinary in that it is a pie shaped lot that is at the end of a road. The topography of the site (80% or more over 35% slope) is such that the house needed to be place in the far Southwest corner of the lot. The only none 35% slope areas are areas where the driveway and house are located. The only areas that are not more than 40% slope are areas where improvements have been made and some minor areas above the driveway. These slope exhibits are included in the submittal. This placement of the existing residence has caused the request for the variance to allow for the covering of an existing balcony. Most properties in this zone district do not have this degree of slope of the site. Accommodations are made for homes on steep slope, but in this case to the already existing home and the shape of the lot these accommodations cannot be utilized. c. The strict of literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone district. While more subjective than b., this granting of this variance will allow for the Owners to have a usable covered outdoor space. This is a type of space that is desirable and utilized by multiple properties in this zone district. 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(PEC21-0036) ATTAf'URACr,ITC- File Name West Vail MP -PEC Memo 092721.pdf PECPresentation. pdf west Vail MP - Ch1.pdf west Vail MP - Ch2.pdf west Vail MP - Ch3.pdf west Vail MP - Ch4.pdf west Vail MP - Ch5.pdf WA/MP Comments and Conditions PEC 092721.pdf VLHA comments on west Vail master plan 8-17-21 .pdf WA/MP VFES comment 7 19 2021.pdf Description Staff Memorandum PEC Presentation West Vail Master Plan - Ch. 1 West Vail Master Plan - Ch. 2 West Vail Master Plan - Ch. 3 West Vail Master Plan - Ch. 4 West Vail Master Plan - Ch. 5 PEC Comments & Conditions VLHA Comments VFES Comments TOWN OF VAIL � Memorandum To: Planning and Environmental Commission (PEC) From: Matt Gennett, Community Development Director Date: September 27, 2021 Subject: West Vail Master Plan (PEC21-0036) INTRODUCTION A link to the final draft of the West Vail Master Plan is attached to this memorandum. The West Vail Master Plan describes how the neighborhood may best transform over the coming years. Conversations with the community and analysis of on the ground conditions turned into a vision for what West Vail could and should be. The plan tells the story of that vision, breaks it down into discrete goals, and offers a set of recommendations and strategies on how to get there. As a practical planning tool, the plan will serve as a guide for the Town of Vail as it considers housing policy, zoning, and future land use changes along with upgrades to the transportation infrastructure. The plan's strategies and recommendations are informed by a robust public engagement process conducted over the course of fifteen months (Spring 2020 — Summer 2021). An Advisory Committee comprised of a cross-section of West Vail residents and business owners was formed early in the process and met eight times to help steer the direction of the plan. The project team also held public workshops on each of the major topic areas to gather additional public comments. To complement insights gained from this process, this plan draws on economic and demographic data, an analysis of current transportation and traffic data, and a review of the existing land use plan and zoning regulations with consideration of their implications. To support desired changes in West Vail, the recommendations in this plan are intended to be both inspiring and attainable. For example, the plan's recommendations for redeveloping the commercial area take the financial incentives for property owners to update or redevelop their properties into account. Some of the recommendations in the plan can be achieved in the short-term, while others will require sustained collaboration and effort over time. Importantly, this plan seeks to build upon West Vail's past successes, retaining policies and infrastructure that serve the community. II. BACKGROUND The creation and adoption of a master plan for West Vail was a Town Council 2018-2020 Action Plan goal. This master plan is in keeping with the council's intentions around thorough community engagement, sustainable best practices for future development, identification of housing opportunities, and fostering economic development to create vibrancy. The plan also addresses the many nonconforming uses and structures in West Vail and provides policy options to guide future development decisions in West Vail. The project team presented the draft plan to Council during their May 4 meeting and to the PEC on May 10. On June 22, the project team presented the draft plan to the Advisory Committee during their last meeting and received support for the recommendations detailed in the plan. The cumulative feedback was incorporated into the draft and presented to the public during an interactive Zoom webinar on July 13 with participation from 35-40 members of the public. This plan builds on the work of other plans adopted in Vail, including the Vail 2020 Strategic Action Plan (2006), the Vail Town Council Action Plan 2018-20, the Vail Land Use Plan (2009), Vail Housing 2027, the Vail Economic Development Strategic Plan, the Chamonix Master Plan, the Vail Transportation Master Plan, the Vail Civic Area Plan (2019), the Vail Open Lands Plan (2018), and the Environmental Sustainability Strategic Plan. These plans reflect the Town's goals to foster a year-round community and economy that prioritizes environmental sustainability and contains housing opportunities for residents of varying income levels. The recommendations of the West Vail Master Plan reflect and complement these Town -wide goals. On August 9, 2021, the PEC was presented with the first two major topic areas, the West Vail Center (commercial area) and Housing. On August 23, 2021, the PEC tabled this item to September 13 without presentation or discussion. On September 13, 2021, staff and the consultant team provided the PEC with a presentation that responded to the PEC's comments and questions from August 9, and included the third major topic area, Transportation. III. STUDY AREA The study area is approximately 262 acres and bordered by West Gore Creek Drive to the south, Cortina Lane, and Garmisch Drive to the north, Buffehr Creek Road to the east and Arosa Drive to the west. The project area was determined by Town staff, the consultant team, and Council. The plan also takes into consideration the connections from West Vail to local destinations outside of the project area and West Vail's role within the Town. Town of Vail Page 2 Study Area IV. CONSIDERATIONS FOR REVIEW The West Vail Master Plan is intended to define a vision for what this neighborhood can be and to provide a framework or a path forward for how Vail can optimize West Vail for residents and visitors. The opportunity for a master plan that focuses on the West Vail commercial and residential neighborhoods has been an identified need for many years. Adoation of a Master Plan The adoption of an amendment or update to a master plan needs to be in concert with the Town of Vail's Comprehensive Master Plan. The adopted master plan shall support, strengthen, and further the development objectives of the town. To ensure consistency with these objectives, the following factors for consideration are applied: 1) How conditions have changed since the original plan was adopted. Staff finds that conditions have changed in the following manner since the adoption of the Vail Land Use Plan on November 18, 1986 and last amended on November 5, 2019 with the adoption of the Civic Area Plan: o Significant population growth in Vail and in Eagle County Town of Vail Page 3 o A shortage of available residential housing o Large increases in year-round visitation o On-going redevelopment in Vail 2) How is the original plan in error? Staff does not find that the Vail Land Use Plan is in error. To remain relevant and consistent with the changing conditions and goals of the community, the plan needs to be updated on a consistent basis, including this type of subarea master plan adoption. The existing Future Land Use Map has the residential neighborhoods of West Vail designated as Low and Medium Density Residential. The recommendations for rezoning these areas in the West Vail Master Plan conform with what has been contemplated in the existing Vail Land Use Plan. The commercial area known as West Vail Center in the proposed master plan is designated as Community Commercial in the existing Future Land Use Map of the Vail Land Use Plan. The Community Commercial designation envisions the addition of residential density and a mixed-use environment much like the scenarios included in the West Vail Center chapter of the proposed master plan. 3) How the addition, deletion, or change to the Vail Land Use Plan is in concert with the plan in general. As stated above, Staff finds that the identified purpose and goals of the Civic Area Plan are consistent with the stated goal and objectives of the Vail Land Use Plan. V. STAFF RECOMMENDATION Staff recommends that the Planning and Environmental Commission forward a recommendation of approval for the West Vail Master Plan (PEC21-0036) with the following conditions: 1. That Chapter 2 (West Vail Center) be modified to be less prescriptive about consolidating the two existing grocery stores into one larger grocery store and one specialty food store, to not preclude the possibility of having two major chain grocery stores in West Vail. 2. That as the design standards and zoning prescriptions for Vail Mixed Use (West Vail Center) are implemented, continue to evaluate how heights and the location of buildings affect sun exposure throughout the day and seasons. 3. That the percentage of deed restrictions required in the recommended West Vail Multiple -Family Zone District be increased as described in Chapter 3 (Housing). 4. That the Geneva/Alpine area zoning recommendation be revised in Chapter 3 (Housing). 5. That the wayfinding signage suggested in Chapter 4 (Transportation and Mobility) be refined to ensure that a possible proliferation of unnecessary signs be avoided. Town of Vail Page 4 6. That the comment letter from Vail Fire and Emergency Services dated July 19, 2021, be addressed with appropriate language in Chapter 4 (Transportation and Mobility) of the plan. o Noting mountable curbs as a requirement for the new roundabout. o Continue to evaluate the road diet design through the design stage to ensure that travel lane capacity is sufficient for existing trips and new trips generated by additional commercial and residential square footage in West Vail Center and is workable for emergency response, snowplowing, and other operational needs. 7. That Vail Local Housing Authority's comment letter dated August 17, 2021, be addressed with appropriate language to be incorporated into Chapter 2 (Housing) of the plan. o That no short-term rentals be allowed in lots benefitting from West Vail Multiple -Family Zone District. o That no GRFA requirement be in place in the rezoned Geneva/Alpine area. And, with the following findings: 'Based on the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. The West Vail Master Plan was developed with extensive community input and participation by the Planning and Environmental Commission, and, 2. The West Vail Master Plan is consistent with the applicable elements of the Vail Comprehensive Plan and furthers the goals and development objectives of the community. ATTACHMENTS: A. Link to the draft West Vail Master Plan: https://segcloud- my.sharepoint.com/:f:/g/personal/gvoeller segroup com/EugOu9u1kt9Ou7nyxgUvDEsB gLHJu9 UOLeymbhureg7A?e=wBA3IS B. West Vail Master Plan — PEC Comments and Conditions C. Comment letter from Vail Local Housing Authority (VLHA) dated August 17, 2021 D. 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(1)s E c Q c s s N mv C mQ +�+ U u U 0 a) Q • O Ln ° C +' a E nz �, o E �_ c a) = =a CL o LO E s> Cl) J g a O E o N°� +� ° - C 'L O — S C- L M a) C U a) N C - M a) C- C O Q M N N tw .N s a) = " (6 L d V � O L . • � > a) to Ln ° > E E L O U a) L a) s ; a) 0 L N N � C O a) -0 a) U U L U CL E Q ° a) L �, a) C i o 0 N i6 s C m (A ' E C s ° s C O O (C6 Q ON O .O 9 F- West Vail Master Plan - PEC Comments and Conditions During the approval process with the Planning and Environmental Commission, the following considerations emerged for the West Vail Center (Chapter 2) and Housing (Chapter 3) chapters. These conditions concern potential modifications that PEC would like Town Council to consider during the adoption process. The benefits and challenges associated with these potential modifications are included here, to allow council to make informed decisions. West Vail Center 1. That Chapter 2 (West Vail Center) be modified to be less prescriptive about consolidating the two existing grocery stores into one larger grocery store and one specialty food store, to not preclude the possibility of having two major chain grocery stores in West Vail. Members of PEC were concerned that the lack of a second grocery store would result in congestion and higher prices. One full-size grocery store and a smaller, specialty store, as described in the plan was intended to create greater variety and open up more square footage for other uses. 2. That as the design standards and zoning prescriptions for Vail Mixed Use (West Vail Center), continue to evaluate how heights and the location of buildings affect sun exposure throughout the day and seasons. This was analyzed by the design team with the scenarios as described in the plan, but what is built would likely differ from these scenarios and the sun exposure should be re-evaluated with any changes to building layout and heights. Housing 3. That the percentage of deed restrictions required in the recommended West Vail Multiple -Family Zone District be increased as described in Chapter 3 (Housing). The current recommendation calls for 9 units per buildable acre as minimum density, with up to 18 if all additional units are deed -restricted. Many of these older, multi -family buildings in these proposed zoning district provide de -facto resident housing. As stated in the goals of this plan, continuing to provide resident housing in West Vail is imperative and could be supported through a higher percentage of deed restrictions. However, a higher percentage of deed restrictions required may deter redevelopment. It is important to find the right balance that will incorporate deed restricted units and spur redevelopment through the rezoning process that would follow this master plan. Other strategies, such as placing deed restrictions on existing units prior to redevelopment and changes to the residential linkage policies can also help provide more deed -restricted units through redevelopment. 4. That the Geneva/Alpine area zoning recommendation be revised. PEC was concerned that this zoning designation would not be appropriate for the Geneva/Alpine area given the GRFA requirements and lack of deed -restriction requirements. rowN of va Vail Local Housing Authority August 17, 2021 Matt Gennett, AICP Community Development Director Town of Vail With copies to: Planning and Environmental Commission Town Council Re: Draft of the West Vail Master Plan Dear Matt and Master Planning Team: Thank you for the opportunity to review what has been put forth as the final draft of the West Vail Master Plan. The VLHA has appreciated the opportunity to be a part of the review process and participate with development of the plan. Like all master planning projects and processes, it is not until the text of the master plan is finalized that the details of what is proposed become clear. That is why we are providing comments again at this point in the process. The entire master planning team has done an excellent job of putting together this master plan. It is clear that you have taken care up to this point in trying to address many views and interests expressed during the process. Our comments are fairly specific and we believe will strengthen the plan. Planners and policymakers will reference this document in the next implementation stage, which includes revising zoning documents, and also for decades into the future when reviewing development and redevelopment proposals. We believe some of the finer points are important when it comes to debating policy direction in the future. Please accept these comments in the light they are proposed: one of positivity and alignment of community goals. The comments are in order of where they appear in the document and not in any order of importance. We have numbered them for easy reference in discussion with staff, the PEC, and Town Council. Chapter 2: West Vail Center: 1. Frontage Road. One general comment is that the plan makes no mention of the opportunity to work with CDOT on the development of parking below the Frontage Road or potential development above the North Frontage Road. Based on the complicated nature of working with multiple landowners on the redevelopment of the West Vail Center, it could end up being more of a reality to develop the land owned by CDOT and could possibly act as a catalyst for redevelopment. There could be opportunity for housing to be developed above the roadway or commercial uses like grocery stores, and recreation/athletic facilities that might act as a buffer to the core mixed use area. Parking here, developed by the Town, could offset needs for commercial and residential parking on the property thus reducing costs to develop resident housing in the core area. The VLHA believes the idea is worth at least mentioning in the Plan. 2. Site Coverage. Page 51 under Zoning Recommendations. The provision recommends that the site coverage standard be increased to 60 or 70%. This recommendation seems fairly specific and may require more analysis at the time of developing zoning code language. It could be beneficial to suggest that it be "increased to allow more flexibility in achieving the Town redevelopment and housing goals." Additionally, the recommendation should be expanded to include a recommendation that below grade improvements not count toward site coverage calculations. This was the case previously in Vail, but the calculation method was changed about 13 years ago. Site coverage calculations currently include below grade improvements, which has caused issues and the need for variances ever since. Another consideration should be the overlap of landscape area and site coverage which tend to address the same impacts. If a development parcel has an appropriate amount of required landscape area, does there need to be a site coverage standard in addition? The VLHA thinks the master plan should include a recommendation in this regard as well. Chapter 3: Housing: 3. Zoning Recommendation #1, page 13. This recommendation relates to the proposed new West Vail Multiple -Family Residential zone district. The VLHA believes it is important that, at a very minimum, the goal should be to eliminate all nonconformities such as: units per acre; building height; GRFA; site coverage (possibly eliminate); setbacks; and landscape area. It should be a goal to not try to leverage a property's nonconformity against driving housing policy, which has never worked in the past to generate resident housing. We applaud the idea of eliminating GRFA to allow more freedom of what is developed in the box created by setbacks, landscape area, and building height. Another opportunity would be to use the Town's current system as it relates to Type 3 EHUs, which do not count towards either density (units per acre) or GRFA. This has been successful in generating resident housing in zone districts where these exemptions exist. As a result, the Town would be allowing unlimited resident housing density but with bulk and mass controls remaining. Density controls could then be focused on free-market units. Additionally in this section, it recommends that 50% of the net new units be resident units. We recommend that any new density be in the form of resident units and consistent with the recommendation that deed restricted units be exempt from density and GRFA. Redevelopment incentives in this area should come from increased floor area opportunities for free-market units. There has been some concern by others related to allowing existing units to upgrade or expand which could have the impact of making the current free-market units less affordable or increase the likelihood that the units will be sold to second homeowners. We are concerned that this point of view could result in maintaining substandard and potentially unsafe conditions in our neighborhoods and could limit what current owners could potentially do with their properties. We believe this seems punitive to owners. One recommendation that could be included to help reduce the loss of non -deed restricted housing would be to include provisions within the zoning that prevents any property that benefits from the new zone district from being short term rented (also discussed later in this document). This would make it more likely that existing units would be occupied by local residents. 4. Zoning Recommendation #2. This recommendation suggests that certain sections of the Matterhorn area be rezoned to Low Density Multiple Family. This existing zone district has many flaws of its own that may prevent it from being a successful redevelopment or resident housing catalyst. The GRFA limitations are very low and the development standards are based upon "buildable area" versus "total land area" which again reduces the effectiveness as a redevelopment tool. The VLHA believes a better approach would be to create a new zone district that is more directed at the needs of this neighborhood rather than attempting to force it into an existing zone district. This could be a second West Vail Multiple Family zone district (i.e., WVMF 1 and WVMF 2). 5. Zoning Recommendation #3 and #4. See our comment number 3 above. 100% of the net new units should be deed restricted units. Increased floor area for existing free- market units and the ability to add resident housing should create substantial redevelopment incentives in these areas. 6. Town Code Recommendation #1. The VLHA believes this recommendation should clearly state that existing units and development need to be made fully conforming with new zoning regulations for density, GRFA (or elimination thereof), building height, and other development standards. Mechanisms should be put in place to restrict future use as short term rentals to curb investment related to such rentals. Language in code amendments should allow for a new standard to be "the greater of the proposed zoning or what exists today." Using building height as an example, if the zoning is going to restrict building height to 33' it should also state "or the maximum building height of existing structures, whichever is greater." This should be repeated for other development standards. This will help ensure that nonconformities are eliminated entirely. 7. Town Code Recommendation #2. See comments related to eliminating site coverage limits in favor of landscape area minimums. Additionally, the VLHA believes the language is too specific as it relates to increases in site coverage. The language could instead say "an increase in site coverage to a degree that will be helpful to achieving higher densities allowed for each zone district should be pursued." 8. Town Code Recommendation #3. The VLHA applauds the elimination of GRFA but this section should also consider the existing practice within certain zone districts of exempting deed restricted resident housing from density and GRFA limits. 9. Town Code Recommendation #4. This recommendation relates to the minimum size requirements for different formats of EHUs. The VLHA believes this should be simplified to establishing the minimum size of an EHU or resident unit. The minimum size of 250 sq. ft. would be appropriate and allow building codes and the marketplace to decide on sizes of different formats (bedroom counts). This allows more design freedom and flexibility and will likely result in better outcomes. Along with this, the standards for commercial linkage should be converted to a floor area standard rather than the current focus on number of employees or units. This would allow more flexibility in the design of housing products giving a developer more freedom to build housing based on demand versus the current focus on constructing the most units that can be produced at the smallest size. 10. Town Code Recommendation #5. This relates to parking reductions within the West Vail area. We agree that there may need to be reductions to parking requirements in these West Vail areas but VLHA is worried the policy is a little too specific and will need further study at a later date. It could be justified that greater reductions in parking are beneficial to realizing more resident housing given the multi -modal opportunities in the neighborhood. We recommend being less specific as to how it is implemented. 11. Town Code Recommendation #6. This relates to limiting the parking opportunities that exist in the neighborhood by requiring a maximum driveway access width. While we all might agree that this format of parking is unsightly, restricting this configuration could have the unintended consequence of reducing a property's ability to achieve necessary density. This change, along with a reduction in parking requirements, need to be considered in tandem. Given the very limited space within the community to develop housing, favoring cars over housing should NOT be the goal. If additional remote parking were available within the West Vail Center or under or above the North Frontage Road, the need to provide onsite parking could be significantly reduced which aligns with the concept of a walkable neighborhood. 12. West Vail Center Transformation — Scenario 1, page 22. The plan recommends that townhomes be developed along Chamonix Lane behind Safeway and Vail das Schone. This is a great idea but the plan recommends that these units not be accessed by car 2 from Chamonix Lane but from the private properties within the commercial area. Having cars back into Chamonix Lane can be done safely and could help transform this street into a more typical residential street. The flaw in this suggestion is that it is highly unlikely that in Scenario 1 that these landowners (i.e., Safeway) are going to restrict their future rights to redevelop by granting access easements across their land to these townhouses. However, they might agree to sell a parcel to be developed if the townhouses did not rely upon access through their properties. The VLHA recommends removing the language that suggest(s)-- access to Chamonix Lane is precluded. 13. West Vail Center Transformation — Scenario 1, page 23, 25. Throughout these West Vail Center recommendations is a suggestion related to densities (units per acre). In Scenario 1 it recommends 18 units per acre, Scenario 2, 30 units per acre, and Scenario 3, 50 units per acre. It is a little confusing as the land we are talking about is the same in each scenario. So, there should be a density provision that is flexible for all three scenarios. A couple of years ago the Town amended the density provisions in the Lionshead Mixed Use 1 zone district to allow unlimited density. It was found that the number of units really had no relationship to bulk and mass. The same would be true in the West Vail Center. The VLHA recommends changing the language to propose no density provision and rely on building height, setbacks, and landscape area to control the built form as well as the proposal to provide more detailed design guidelines. 14. West Vail Center Transformation — Scenario 2 and 3, page 25. The following statement is included in this section: "It is also recommended that the updated zoning and development agreements require a variety of housing types within each building. Under this requirement, not all units in a building could be two-bedroom apartments." This statement is very definitive and could preclude development of well thought out resident housing solutions. Would it be acceptable if there were several buildings with different unit types in each building? The VLHA believes the statement should be revised to: "It is also recommended that the updated zoning and development agreements seek a variety of dwelling unit sizes for redevelopment within the overall West Vail Center." 15. Policy and Program Recommendation #1, page 25. The VLHA would like to suggest a slight wording change to the first sentences—(as)-- follows: "Code Recommendation #1 states that the Town Code be amended to continue to allow the existing number of units in the residential neighborhoods by making the properties in these areas conforming with density and other development standards." 16. Policy and Program Recommendation #2, page 26. This recommendation relates to short term rental. The VLHA believes that addressing short term rental is key to retaining resident housing and it is imperative that the Town address this issue. To reinforce this policy the Town should also explore ways to preclude short term rental where properties benefit from the changes in zoning (i.e., adding GRFA, taking advantage of increased building height, etc.). 5 17. Policy and Program Recommendation #7, page 26. This provision relates to making the review process more streamlined. One of the best ways to streamline the process is to have certain uses permitted as a use by right in the zone district. This would then not require any PEC or Town Council review of development applications, other than call- ups or appeals. The difficult political decisions related to bulk and mass occurs during the rezoning process and once that is settled, it should not be revisited every time a development application is reviewed. The process should rely solely on the development standards adopted in the zoning code and the application of Design Guidelines with review by staff and the DRB. This assumes that new more detailed Design Guidelines are adopted for the West Vail Center. Chapter 5: Implementation: 18. Resident Housing in West Vail Center (side -bar). There is a slight conflict within this section. The provision states that at a minimum, all new redevelopment must adhere to the Inclusionary Zoning requirements but at the same time recommends exceeding that requirement by requiring 50% to 75% of the units be deed -restricted resident housing. Perhaps the first sentence of the third paragraph should read: "This plan recommends a resident housing proportion target in the range of 50 to 75 percent of new units, but in no case less than the Town's Inclusionary Zoning requirements." Delete the second sentence of the first paragraph. 19. Implementation Options: Special Development District. This section is a little confusing but what is seems to suggest is that the Town would not upgrade or adopt a new zone district for the area and instead utilize the existing SDD process to achieve the desired outcomes of the master plan. In order to use an SDD process, the SDD provisions would have to be modified to all "uses" to be modified as the current CC3 zone district does not allow certain desirable uses, such as free-market residential dwellings. Currently, SDDs rely upon the uses listed in the underlying zone district. While the SDD process should still be allowed to address potential beneficial outcomes from offering flexibility, the process can be expensive and contrary to the delivery of resident housing. The VLHA recommends removing this as an implementation option as it suggests that the Town might not implement new zoning in the West Vail Center, which we believe would be a mistake. 20. Housing Implementation, page 8, 9. The last paragraph of this section does not seem appropriate for inclusion within a Master Plan. Housing and the Planning Department are two departments within the control of the management of the Town. This section feels more appropriate for inclusion within departmental goals versus a master plan document. VLHA recommends that this paragraph be deleted from the plan. Thank you again for the opportunity to review the final draft of the West Vail Master Plan. We appreciate that a lot of hard work has gone into this document and process, and the VLHA looks A forward not only to the adoption of the plan but the immediate next steps of implementing appropriate zoning code revisions for the West Vail area. One of the keys to the success of the Lionshead Redevelopment Master Plan was the immediate adoption of new zone districts and their application to properties in Lionshead. We hope that will occur immediately following the adoption of the West Vail Master Plan. Sincerely, Vail Local Housing Authority Board 7 TOWN OF VAIL � Memorandum To: Matt Gennett, Community Development Director From: Mark Novak, Fire Chief Date: July 19, 2021 Subject: West Vail Master Plan Purpose: The purpose of this memo is to provide input on the West Vail Master Plan (WVMP) and request further technical analysis of the transportation element. Based upon the materials that have been provided to Vail Fire and Emergency Services (VFES), staff unable to adequately analyze the proposed alternatives for impacts on emergency response and fire department access. II. Background Vail Fire and Emergency Services was recently provided with a link to an online version of the presentation regarding the proposed alternatives for the WVMP. This presentation does not provide sufficient detail to fully understand or analyze impacts on emergency response or emergency access. III. Current Situation VFES staff has the following concerns regarding the WVMP: a. Transportation Element: Public safety and effective emergency response are not listed as goals of this element. b. Emergency Response: In March of 2020, the Vail Town Council passed Resolution No. 7, Series of 2020. This Resolution established performance objectives for VFES related to emergency response times. Several of the WVMP proposed alternatives include roundabouts. Roundabouts have the potential to slow response. In addition, the recommendation of a "road diet" has the potential to slow response due to reduced sight lines as well as reducing opportunities for vehicles to pull over for emergency apparatus. As noted above, it is difficult to fully appreciate the impact of these elements in the presentation. VFES staff requests that these elements be removed from the plan until their impact has been fully modeled and any impacts analyzed. c. Fire Department Access: Several of the conceptual plans shown appear to have little or no fire department access to several buildings. In addition, several of these drawings also appear to show large setbacks to fire department access. This would potentially limit the functionality of aerial apparatus for both fire suppression and rescue. VFES staff requests the opportunity to consult with Community Development staff and the WVMP contractor to further review these im pacts. d. Housing Code Recommendations: "Reduce parking space requirement in areas close to bus stops and/or West Vail Center". As the fire department has previously articulated, VFES staff is not supportive of reduced parking requirements. Under -parked projects are often characterized by frequent use of both fire lanes and fire department turnarounds for parking. Enforcement of this type of illegal parking is difficult and is not supported by current staffing levels. Town of Vail Page 2 City of Vail, Colorado VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: September 27, 2021 ITEM/TOPIC: A request for a recommendation to the Vail Town Council for a Prescribed Regulation Amendment pursuant to Section 12-3-7 Amendment, Vail Town Code to amend Section 12-14-17 Setback From Watercourse and add a new Section 12-21-17 Riparian Protection and Waterbody Setback Regulations, Vail Town Code, to change the waterbody setbacks, and setting forth details in regard thereto. (PEC21-0043) ATTACHMENTS: File Name Description Staff Memorandum PEC20-0043 (final).pdf Staff Memorandum PEC20-0043 Attachment A. Narrative 9-27-21.pdf Attachment A. Narrative 9-27-21 Attachment B. Comparison of Stream Setback Options 25 Map.pdf Attachment B. Comparison of Stream Setback Options 25' Map Attachment C. Comparison of Stream Setback Options 10 Map.pdf Attachment C. Comparison of Stream Setback Options 10' Map Attachment D. Public Outreach Responses.pdf Attachment D. Public Outreach Responses 0) rowN of vain Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: September 27, 2021 SUBJECT: A request for a recommendation to the Vail Town Council for a Prescribed Regulation Amendment pursuant to Section 12-3-7 Amendment, Vail Town Code to amend Section 12-14-17 Setback From Watercourse and add a new Section 12-21-17 Riparian Protection and Waterbody Setback Regulations, Vail Town Code, to change the waterbody setbacks, and setting forth details in regard thereto. (PEC21-0043) Applicant: Town of Vail, represented by Peter Wadden Planner: Greg Roy I. SUMMARY The applicant, Town of Vail, represented by Peter Wadden, is requesting a recommendation of approval to the Vail Town Council for a prescribed regulation amendment pursuant to Section 12-3-7 Amendment, Vail Town Code to amend Section 12-14-17 Setback From Watercourse and add a new Section 12-21-17 Riparian Protection and Waterbody Setback Regulations, to change the waterbody setbacks. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends a recommendation of approval of this application subject to the findings noted in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST The applicant requests a recommendation of approval to the Vail Town Council for a prescribed regulation amendment pursuant to Section 12-3-7 Amendment, Vail Town Code to amend Section 12-14-17 Setback From Watercourse and add a new Section 12- 21-17 Riparian Protection and Waterbody Setback Regulations, to change the waterbody setbacks, and setting forth details in regard thereto. (PEC21-0043) Based on these recommendations from the Town's Comprehensive Plan and with the intention of protecting crucial riparian habitat the proposed changes would establish a new stream setback and change where the setback is measured from. The new setback would be measured from the "Ordinary High Water Mark" (OHWM), which would be defined in the code as follows. "The Ordinary High Water Mark is the average 2 year flood line on Gore Creek and its named tributaries which can be established by survey using elevation data available from the Community Development Department." The OHWM is primarily along what would be commonly called the "bank" of the creek or watercourse. While centerline of the creek may change on a daily or weekly basis, the OHWM varies on a longer timescale due to bank erosion and changes to the stream channel. It is a more static baseline from which to measure the setback and has become the industry standard in the decades since Vail's setback ordinance was adopted. A setback measurement based on OHWM is also more equitable among properties adjacent to reaches of stream of varying width. The effective setback from the watercourse based on the centerline is wholly dependent on how wide the watercourse is in that location. If the watercourse is one hundred feet (100') wide in one location the setback would permit building up to the bank of the watercourse. Comparatively if the watercourse is fifty feet (50') wide, the effective setback from the bank would be twenty- five feet (25). As the goal is protect the watercourse, the best way to achieve that goal is to have a consistent setback from the bank of the watercourse, which can be distinguished by the average two-year flood line. The proposed language also includes the addition of a "Riparian Zone". This 10 -foot wide portion of the setback would be a protected area to remain as native vegetation and natural materials. The Gore Creek Strategic Plan identifies "loss of riparian and streamside vegetation" as one of the three main causes of declining water quality in Gore Creek. The proposed riparian setback seeks to reverse this trend by establishing a contiguous corridor of healthy, native vegetation along Gore Creek and its tributaries. The proposed code change would remove the section on the setbacks from the watercourse from the Supplemental Regulations in Section 14 and the new setback language would be inserted in Section 21 on Hazards to be consistent with the location of the floodplain regulations. BACKGROUND Ordinance No. 19, Series of 1976 created the streambank setback regulations in place today. They required a minimum setback of thirty feet (30') from the center of the established creek or stream channel and fifty feet (50') from the centerline of Gore Creek. Town of Vail Page 2 The Gore Creek Strategic Plan, adopted by Vail Town Council in 2016, identifies loss of riparian (streamside) vegetation as one of the three main causes of declining water quality in Gore Creek. The Plan recommends Town of Vail "update stream setback, riparian zone, vegetative buffer zone and other water quality objective definitions and maps (Title 12 Review and Amendments)." IV. PROPOSED TEXT AMENDMENT LANGUAGE The applicant proposes the following language to be added to Title 12: The proposed amendments are as follows (text to be deleted is in strikethre g4r text that is to be added is bold. Sections of text that are not amended have been omitted.): 12-14-1-8-7: BED AND BREAKFAST OPERATIONS: 12-14-1�)-8: SATELLITE DISH ANTENNAS: 12-14-2-9-19: COMMERCIAL CORE CONSTRUCTION: 12-14-24-0: OUTDOOR DISPLAY OF GOODS: Proposed new code language 12-21-17: Riparian Protection and Waterbody Setback Regulations A. Purpose: The purpose of this chapter is to protect the health and resiliency of Gore Creek by; increasing the area of riparian habitat along Gore Creek and its tributaries; encouraging the use of native vegetation in landscaping on private property; discouraging the use of water and chemical -intensive landscaping practices; and providing clear, measurable, equitable building setbacks along all waterways. B. Definitions: To be included in 12-21-32 • ORDINARY HIGH WATER MARK (OHWM): The Ordinary High Water Mark is the average 2 year flood line on Gore Creek and its named tributaries which can be established by survey using elevation data available from the Community Development Department. • RIPARIAN ZONE The buffer of undisturbed native vegetation that extends from the Ordinary High Water Mark 10 linear feet inland. Town of Vail Page 3 C. Applicability: This chapter shall apply to all properties located in whole or in part within twenty five feet (25') of the ordinary high water mark of Gore Creek or any of its named tributaries. D. Restrictions within the Riparian Zone 1. No work, including, but not limited to, mowing, landscaping, grading, or disturbance, within the Riparian Zone shall be permitted with the following exceptions, subject to Design Review Board approval: a. Removal and management of State of Colorado listed noxious weeds. b. Property owners may maintain up to a 4 -foot wide creek access path. The path shall consist of permeable materials (such as native soils, sand, gravel, or flagstone set in gravel). No pavement, concrete or other non -permeable construction shall be used. c. Public right-of-way such as roads, bridges, recreation trails and public parks shall not be subject to the restrictions of the Riparian Zone. d. Utility infrastructure within utility easements shall not be subject to the restrictions of the Riparian Zone. e. Erosion control measures and stream grade control structures that conform with best management practices in bank stabilization. 2. Removal of vegetation shall be allowed within the Riparian Zone if done for the purposes of fire mitigation with documented Fire Department approval. 3. Building setbacks shall be 25 linear feet from the OHWM. 4. Encroachments into the building setback shall be permitted as per Section 14-10-4. E. Nonconformities: Existing features or structures constructed legally prior to the adoption of this chapter are subject to Section 12-18. F. Appeals: See 12-21-14b Right of Appeal. V. ROLES OF REVIEWING BODIES Order of Review: Generally, text amendment applications will be reviewed by the Planning and Environmental Commission and the Commission will forward a recommendation to the Town Council. The Town Council will then review the text amendment application and Town of Vail Page 4 make the final decision. Planning and Environmental Commission: The Planning and Environmental Commission is responsible for the review of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code, and forwarding of a recommendation to the Town Council. Town Council: The Town Council is responsible for final approval, approval with modifications, or denial of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code. Staff: The Town Staff facilitates the application review process. Staff reviews the submitted application materials for completeness and general compliance with the appropriate requirements of the Town Code. Staff also prov des the Planning and Environmental Commission a memorandum containing a description and background of the application; an evaluation of the application in regard to the criteria and findings outlined by the Town Code; and a recommendation of approval, approval with modifications, or denial. VI. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Town Code and Vail Land Use Plan are relevant to the review of this proposal: Vail Comprehensive Plan Land Use and Development Goal #1 • 1.2: The quality of the environment including air, water and other natural resources should be protected as the Town grows. Vail 2020 Strategic Plan • Goal #5: Maintain Gore Creek watershed as a Gold Medal fishery, while working to maintain tributaries that meet and/or exceed aquatic life standards set by the state of Colorado. Gore Creek Strategic Plan Recommended Actions • 82. Updated Title 12 and Stream setback map with additional buffer boundaries, as proposed by this Plan, to achieve objectives of preserving vegetation. • 83. Update stream setback, riparian zone, vegetative buffer zone and other water Town of Vail Page 5 quality objective definitions in Title 9, 12, 13, ad 14 of Town Code to improve consistency and better conform to GAP objectives and recommendations. Currently, the stream setback official map and definition do not articulate what practices are prohibited within the stream setback. CRITERIA FOR REVIEW 1. The extent to which the text amendment furthers the general and specific purposes of the zoning regulations; and The general purposes of the zoning regulations are for "promoting the health, safety, morals, and general welfare of the town, and to promote the coordinated and harmonious development of the town in a manner that will conserve and enhance its natural environment and its established character as a resort and residential community of high quality". This text amendment is intended to enhance the protection of Gore Creek as part of the town's natural environment. The current setbacks are measured from the centerline of the creek, but depending on the width of the creek the streambank may or may not be protected. As the preservation streambank, and its native vegetation, is one of the three main ways to improve the water quality, it is wholly important to make sure the regulations ensure that protection. Having the setback measured from the OHWM or the "streambank", will ensure that the native vegetation along the river is being equally preserved along it's shores. Staff finds that the proposed text amendment conforms to this criterion. 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and The proposed text amendment will furthers the Town's environmental goals in the comprehensive plan. This amendment was specifically recommended in the Gore Creek Strategic Plan as a way to further protect the creek. It also meets the goal of protecting the environment and water quality set forth in the Land Use Plan. The equal protection of the streambank is imperative to preserving and enhancing the water quality throughout the town. By changing the base of the setback measurement from the centerline to the OHWM, the sensitive area of Gore Creek and it's tributaries will be consistently protected. Adding the riparian buffer ensures that the sensitive area adjacent to the water is preserved to the greatest extent possible. This allow for the natural filtration of water and other processes to take place before reaching the creek. Staff finds that the proposed text amendment conforms to this criterion. Town of Vail Page 6 3. The text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and The current regulations were set with the best information at the time. Since then, new studies and best management practices have evolved and improved. The existing setbacks have no regulation on what can happen inside of the setback. It is now recognized that the area between the development and the creek is vitally important to the health and function of the creek. The proposed code change incorporates the best practices out there today to establish an acceptable setback that protects Gore Creek and it's water quality. The research that went into the Gore Creek Strategic plan looked at comparable studies and the suggested setbacks to maintain creek health. Those suggested buffer of anywhere from 30-330 feet along the creek. The proposed is a modest setback to balance the character of Vail with the protection of its natural resources. Staff finds that the proposed text amendment conforms to this criterion. 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; and One of the decision making factors going into the proposed setback was the relation to the other setbacks throughout the town and picking one that would be harmonious with other sections of Town Code. The proposed setback was one of several studied options that rose to the top as the most practical into existing regulations. When working with Section 14 on design regulations and allowed encroachments into setbacks, the 25 -foot setback allowed for the encroachments allowed in that section with plenty of room too keep a protected riparian zone up to the creeks. Staff finds that the proposed text amendment conforms to this criterion. 5. Such other factors and criteria the Planning and Environmental Commission and/or council deem applicable to the proposed text amendments Staff will provide additional information as needed should the PEC and/or council determine other factors or criteria applicable to the proposed text amendments. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission forward a recommendation of approval for the prescribed regulation amendment to the Vail Town Council. This recommendation is based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and Town of Vail Page 7 testimony presented. Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail Town Council for the proposed prescribed regulation amendment, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission forwards a recommendation of approval to the Vail Town Council for a prescribed regulation amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Section 12-14-17 Setback From Watercourse and add a new Section 12-21-17 Riparian Protection and Waterbody Setback Regulations, Vail Town Code, to change the waterbody setbacks, and setting forth details in regard thereto. (PEC21-0043)" Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail Town Council for the proposed prescribed regulation amendment, the Community Development Department recommends the Commission makes the following findings: "Based upon a review of Section Vll of the September 27, 2021 staff memorandum to the Planning and Environmental Commission, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. That the amendment is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town, and 2. That the amendment furthers the general and specific purposes of the Zoning Regulations outlined in Section 12-1-2, Purpose, Vail Town Code, and 3. That the amendment promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. " IX. ATTACHMENTS A. Applicant Narrative, 9-27-2021 B. Comparison of Stream Setback Options 25' Map C. Comparison of Stream Setback Options 10' Map D. Public Outreach Responses Town of Vail Page 8 0) TOWN OF VAIL Memorandum To: Planning and Environmental Commission From: Department of Environmental Sustainability Date: September 27, 2021 Subject: Narrative- Stream Corridor Protection Ordinance In 2017, Town of Vail implemented a public-private cost share program called "Project Re -Wild." The program lasted two years and offered funding to private homeowners for the design and implementation of riparian restoration projects on private property. It funded the design of five such projects and succeeded in completing four of them at a cost of $130,000. Town Council determined the program was not successful enough to allocate additional funds after 2018. Due to the limited success of this cost -share program, staff began to explore other methods to encourage the establishment of riparian vegetation on private property, as directed by the Gore Creek Strategic Action Plan (adopted by Council in 2016). On March 2, 2021, the Vail Town Council directed the Environmental Sustainability Department staff to research and develop a "Stream Corridor Protection Ordinance" with the goal to "establish best practices on private property that, when implemented, restore streambank habitat to the highest environmental standards by both private and public property owners, contributing to removal of Gore Creek from the 303d list of impaired waterways." In the intervening months staff developed a framework for an ordinance and solicited input from stakeholders including developers, surveyors, stream front homeowners and river restoration professionals. Focus groups were held via zoom in the spring of 2021 and participants offered written and verbal feedback and participated in vigorous discussion. Feedback was largely supportive, but some stakeholders expressed concerns about how setbacks would be enforced, how new building setbacks would impact redevelopment plans already being drafted, and whether a surveyor would need to be involved to establish vegetative setbacks. Recommendations from stakeholders led to the modest 10 -foot vegetated setback and 25- foot building setback measured from the Ordinary High Water Mark (OHWM). In Vail, the OHWM is determined based on an average two-year flood line. This flood line can be estimated based observations of bank erosion and vegetation growth and can be accurately established by a surveyor using the same FEMA cross sections used to establish the 100 - year floodplain. In contrast, the existing basis for building setbacks on Gore Creek and its tributaries is the stream centerline, which varies wildly with water levels and cannot be accurately measured. The best measurement for the stream centerline is an interpolated line on the Town's mapping application. There is no publicly available survey data to establish centerline as is available for establishing OHWM. 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