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
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March 8, 2022
Re: A Reportto the Planning and Environmental Commission of an administrative action regarding a
request for a minor amendment to Special Development District (SDD) No. 43, Highline Doubletree,
pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for modifications to
the approved development plan to increase site coverage,and decrease landscaping to adjust the
locationof the elevator towerlocated at 2211North Frontage Road West/Lot 1 and 2, Highline
Subdivision, and setting forth details in regard thereto. (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
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