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HomeMy WebLinkAbout2022-03-28 PEC TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 28, 2022 SUBJECT: A request for the review of an Exemption Plat, pursuant to Section 13-12-3, Plat Procedure and Criteria for Review, Vail Town Code, to allow for an adjustment to the location of the platted building envelope for Spraddle Creek Estates Lot 5, located at 1085 Riva Glen, and setting forth details in regard thereto. (PEC22- 0009) Applicant: North Ledges LLC, represented by KH Webb Architects Planner: Jamie Leaman-Miller I. SUMMARY The applicant, North Ledges LLC, represented by KH Webb Architects, is requesting a final review of an Exemption Plat application, pursuant to Title 13, Chapter 12, Exemption Plat Review Procedures, Vail Town Code, to allow for an adjustment to the location of the platted building envelope for Lot 5, First Amendment to Spraddle Creek Estates, located at 1085 Riva Glen in the Town of Vail. The Community Development Department is recommending approval of the Exemption Plat application with the findings as noted in Section VI of this memorandum. For reference, the attachments include a Vicinity Map (Attachment A), a copy of the (Attachment B), and the proposed plat (Attachment C). II. DESCRIPTION OF THE REQUEST The applicant is requesting a final review of an Exemption Plat application, pursuant to Title 13, Chapter 12, Exemption Plat Review Procedures, Vail Town Code, to allow for an adjustment to the location of the platted building envelope for Lot 5, First Amendment to Spraddle Creek Estates, located at 1085 Riva Glen. The purpose of this application is to adjust the building envelope to allow for a different siting of a future home. There will be an area of approximately 3,250 square feet removed from the northeast portion of the existing envelope and the same area added to the northwest portion of the existing envelope. The total area of the building envelope will not change, and the shape of the building envelope will be modified slightly. The proposed building envelope is within the required setbacks. III. ZONING ANALYSIS Address: 1085 Riva Glen Legal Description: Lot 5, Spraddle Creek Estates Existing Zoning: Hillside Residential Existing Land Use Designation: Hillside Residential Mapped Geological Hazards: Medium Severity Rock Fall, Excessive Slope Town of Vail Page 2 Development Allowed / Existing Proposed Change Standard Required Site Area 21,780 sq. ft. 61,071 sq. ft. 61,071 sq. ft. No Change Setbacks* Per building Front: Front: 20 No Change envelope Rear: Rear: 15+ Side: 15+ Side: 15+ Density 2 dwelling 1 dwelling unit No Change No Change units/lot Building N/A 18,179 sq. ft. 18,179 sq. ft. No Change Envelope Area Building Envelopes The purpose of platting building envelopes is to define the portion of the lot where structures on the lot must be located. Building envelopes are more restrictive than setbacks, which only require that structures be located a minimum distance from a property line. Building envelopes are often used to maintain views and separation of structures, protect vegetation, and prevent development on sensitive areas including steep slopes and geological and hydrological resources. IV. APPLICABLE PLANNING DOCUMENTS Title 13: Subdivision Regulations, Vail Town Code (in part) 13-12-1: PURPOSE AND INTENT: The purpose of this chapter is to establish criteria and an appropriate review process whereby the planning and environmental commission may grant exemptions from the definition of the term "subdivision" for properties that are determined to fall outside the purpose, purview and intent of chapters 3 and 4 of this title. This process is intended to allow for the platting of property where no additional parcels are created and conformance with applicable provisions of this code has been demonstrated. 13-12-2: EXEMPTIONS IN PROCEDURE AND SUBMITTALS: "Exemption plats", as defined in section 13-2-2 of this title, shall be exempt from requirements related to preliminary plan procedures and submittals. Exemption plat applicants may be required to submit an environmental impact report if required by title 12, chapter 12 of this code. Town of Vail Page 3 13-12-3: PLAT PROCEDURE AND CRITERIA FOR REVIEW: The procedure for an exemption plat review shall be as follows: A. Submission of Proposal; Waiver of Requirements: The applicant shall submit two (2) copies of the proposal following the requirements for a final plat in subsection 13-3-6B of this title, with the provision that certain of these requirements may be waived by the administrator and/or the planning and environmental commission if determined not applicable to the project. B. Public Hearing: The administrator will schedule a public hearing before the planning and environmental commission and follow notification requirements for adjacent property owners and public notice for the hearing as found in subsection 13-3-6B1 of this title. C. Review and Action On Plat: The planning and environmental commission shall review the plat and associated materials and shall approve, approve with modifications or disapprove the plat within twenty one (21) days of the first public hearing on the exemption plat application or the exemption plat application will be deemed approved. A longer time period for rendering a decision may be granted subject to mutual agreement between the planning and environmental commission and the applicant. The criteria for reviewing the plat shall be as contained in section 13-3-4 of this title. V. REVIEW CRITERIA The following are review criteria from Section 13-3-4 Vail Town Code, as required to be reviewed per Section 13-12-3 C: 1. The extent to which the proposed subdivision is consistent with allthe 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; Staff finds that the proposed exemption plat is consistent with all applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Planand is compatible with the development objectives of the Town. By limiting the size of the building envelope to the existing size, the applicant will gain no additional area, and the site will remain consistent with the original design intent of this subdivision. Staff finds that this criterion has been met. Town of Vail Page 4 2. The extent to which the proposed subdivision complies with all of the standards of this title, as well as, but not limited to, title 12, "Zoning Regulations", of this code, and other pertinent regulations that the planning and environmental commission deems applicable; Staff finds that the proposed exemption plat is in compliance with all standards ofTitle 13, Subdivision Regulations, and Title 12, Zoning Regulations, Vail Town Code. The location of the building envelope is consistent with other building envelopes approved within this subdivision, and with the setback standards in the underlying Hillside Residential zone district. Staff finds that this criterion has been met. 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; Staff finds the proposed exemption plat presents a harmonious, convenient, workable relationship among land uses that is consistent with municipal development objectives. Staff has reviewed the location of the building envelope to ensure that the proposed envelope change will have no negative impacts on views, light, access, slopes, or other impacts to adjacent lots. The majority of the proposed envelope is in the same location as the existing envelope. The portions of the envelope that are newly proposed do not have a steeper slope than those that would no longer be in the envelope. Staff finds that this criterion has been met. 4. The extent of the effects on the future development of the surrounding area; Staff finds the proposed exemption plat will have no negative impacts on the future development of the surrounding area. The proposed changes to the building envelope will have no impact on the future development of the subdivision or any of the individual lots within the subdivision or the neighborhood. Staff finds that this criterion has been met. 5. The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development; This application is for a modification to an existing platted envelope within a developed subdivision, therefore staff finds the proposed exemption plat will not cause any Town of Vail Page 5 inefficiency in the delivery of public services and will not require duplication or premature extension of public services and will not result in a leapfrog pattern of development. This is because the subdivision is already platted and developed. The proposed changes to the building envelope will not impact the location of roads, utilities, easements, or other changes that impact the delivery of public services. Staff finds that this criterion has been met. 6. The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade undersized lines; Staff finds the utility lines are not impacted by this building envelope modification. Staff finds that this criterion has been met. 7. The extent to which the proposed subdivision provides for the growthofan orderly viable community and serves the best interests of the community asa whole; Staff finds that the proposed exemption plat provides for the growth of an orderlyviable community and serves the best interests of the community by adapting the envelope to accommodate existing conditions and better provide for efficient design. This application will maintain views from adjacent properties and fits the topography of the site, which is in the best interest of the community as a whole. Staff finds that this criterion has been met. 8. The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to,water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; Staff finds the proposed exemption plat will not result in any adverse impacts onthe natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. The proposed envelope follows the contours on the property and the proposed envelope area has a slope similar to or less than the vacated area. Staff finds that this criterion has been met. 9. Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision. Town of Vail Page 6 VI. STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approves the request for review of the final plat, pursuant to Title 12, Chapter 13, Exemption Plat Review Procedures to allow for an adjustment to the location of the platted building envelope for First Amendment to Spraddle Creek Estates Lot 5, located at 1085 Riva Glen, and setting forth details in regard thereto. (PEC22-0009) This recommendation is based upon the review of the criteria in Section V of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this plat amendment, the Community Development Department recommends the Commission pass the following motion: "Based on the evidence and testimony presented at this hearing and the review criteria in Section V of the staff memorandum, the Planning and Environmental Commission hereby approves a request for a final plat, pursuant to Section 13-12-3 Plat Procedures and Criteria for Review, Vail Town Code, to allow for an adjustment to the location of the platted building envelope for First Amendment to Spraddle Creek Estates, located at 1085 Riva Glen, and setting forth details in regard thereto. (PEC22-0009) Should the Planning and Environmental Commission choose to approve this plat amendment, the Community Development Department recommends the Commission pass the following findings: "Based upon the review of the criteria outlined in Section V of the staff memorandum to the Planning and Environmental Commission dated March 28th, 2022, and the evidence and testimony presented, the Planning and Environmental Commission finds: 1. That the subdivision is in compliance with the criteria listed in Section 13-3-4 A, Vail Town Code; and 2. That the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town; and 3. That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and 4. That the subdivision promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality." Town of Vail Page 7 VII. ATTACHMENTS A. Vicinity Map B. Applicant Narrative C. Amended Plat Town of Vail Page 8 4/4/33 Opsui!Mfehft!MMD!Sftjefodf Tqsbeemf!Dsffl!Ftubuft-!Mpu!6 2196!Sjwb!Hmfo Wbjm-!Dpmpsbep SFRVFTUGPS!SFWJFX!PG!BO!FYFNQUJPO!QMBU; Qvstvbou!up!qbsbhsbqi!24.23.4Qmbu!Qspdfevsf!boe!Dsjufsjb!Sfwjfx-!Wbjm!Upxo!Dpef-! up!bmmpx!gps!uif!bekvtunfou!pg!b!cvjmejoh!fowfmpqf!gps!Mpu!6-!Gjstu!Bnfoenfou!up! Tqsbeemf!Dsffl!Ftubuft-!Mpdbufe!bu!2196!Sjwb!Hmfojo!uif!Upxo!pg!Wbjm/!! 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(PEC22-0004) Applicant: TNREF lll Bravo Vail LLC, represented by Mauriello Planning Group Planner: Greg Roy Dear Planning and Environmental Commission members and adjacent property owners: The purpose of this letter is to inform you that the Town of Vail Community Development Department Administrator has approved an amendment to the existingSpecial Development DistrictNo. 43, Highline Doubletreeto allow for modifications to the approved development plan to increase site coverage and decrease landscaping to accommodate the movement of the elevator tower, located at 2211 North Frontage Road West/Lot 1 and 2, Highline Subdivision. These changes are due to the desire to move the elevator towerto the south of the existing exterior stairwell from the approvedlocation on the north of the stairwell, as seen in the following exhibits: ApprovedProposed Approved Proposed *No approval is given for the change in the roof color with this application as shown in the images. The Administrator’s approval includes the following conditions: 1. Approval of this minor amendment is contingent upon the applicant obtaining Town of Vail Design Review Board approval for all improvements in this proposal. 2. Approval of this project shall lapse and become void three (3) years following the date of final approval, unless a building permit is issued and construction is commenced and is diligently pursued toward completion. 3. Approval shall not become valid for 20 days following the date of this approval pursuant to Section 12-3-3, Appeals, Vail Town Code. 4. No changes to these plans may be made without the written consent of Town of Vail staff and/or the appropriate review committee(s). The Town of Vail Administrator has determined that this amendment to Special Development District No. 43, Highline Doubletree, meets the review criteria prescribed by Section 12-9A-10, Amendment Procedures, Vail Town Code. This approval of a Special Development District minor amendment will be reported to the Town of Vail Planning and Environmental Commission at its Monday, March 28, 2022, public hearing at 1:00 p.m. in the Vail Town Council Chambers, located at 75 South Frontage Road West. The Planning and Environmental Commission reserves the right to “call up” this administrative action for additional review at this hearing. This administrative action may also be appealed by an adjacent property owner, any aggrieved or adversely affected person, or the Vail Town Council as outlined in Section 12-3-3, Appeals, Vail Town Code. Should you have any questions, please feel free to contact me directly. Greg Roy, Senior Planner Phone: (970) 477-3459 Email: groy@vailgov.com Town of Vail Page 2