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HomeMy WebLinkAboutVail Narrative 30 July 2008Vail Chamonix Site Planning Concepts General Considerations The proposed design schemes for the Chamonix site is directed by the stated goals and objectives developed early in the community participation process. The design team of Stan Clauson Associates, Inc., Studio B Architects, and Drexel, Barrell & Co. has identified a variety of opportunities and constraints from the unique physical characteristics of the Chamonix site. The inclusion of a fire station and student dormitory further complicates the layout and programmatic elements of the site design. The site, generally south facing and sloped, occupies a highly visible location off of the west Vail exit (Exit No. 173) from I-70. Highway commercial and strip mall commercial development characterizes the uses off of the frontage road and Chamonix Road, with residential neighborhoods characterizing the use patterns off of Chamonix Lane. The charge made by the Vail Town Council to “optimize the site” required that the planning concepts developed by the des?ign team be evaluated in the context of adjacent uses. The ultimate goal is to provide a plan for the Chamonix site that balances the concepts of density, neighborhood impact, and traffic and parking concerns with aesthetics, sustainability, and value in a way that will address the community need for additional affordable housing in a contextually appropriate way. Vail Chamonix Site Planning Concepts 30 July 2008 Page 2 The design concepts developed by the consulting team are explored through three schemes. The three schemes, titled 1. Neighborhood Block 2. Neighborhood Cluster, and 3. Village Neighborhood, contain a range of total unit counts from 50 to 70 units. Optimizing the density of the site does not mean that the maximum number of units possible for the site should be sought. Rather, optimization seeks a balance between number of units and resident population, with quality of the experience of living in and around the development. With this in mind, the Vail Town Council has urged the design team to seek a middle path on density, considering internal views and character of the surrounding neighborhoods. The basic goal of the Chamonix site was the creation of a development that would particularly serve family housing needs. The target group income was determined to fall within 60-120% of the Average Median Income (AMI) range for Eagle County,-with a possible inclusion of incomes up to 140%. In current dollars, this equates to a family income range of $47,000 to $94,000, with a possible excursion to $110,000. To accommodate this family-oriented focus, the schemes concentrate on the creation of two and three bedroom units. Units range in size from 768 sq. ft for 1-bedroom units, 1,292 sq. ft. for 2-bedroom flats, 1,333 sq. ft. for 2 bedroom lofts, 1,460 sq. ft. for 3-bedroom units to 1,632 sq. ft. for 3 bedroom duplex units. Because family housing is the stated focus of the development, one bedroom units are incorporated sparingly and generally used as “infill.” There was some discussion of providing 4-bedroom units. While these have not been included in the unit mix, some units do contain expansion potential, where a fourth bedroom could be finished later. Vail Chamonix Site Planning Concepts 30 July 2008 Page 3 Various construction methods and site design techniques have been discussed for the site which conforms to “green” practices. The residential construction estimates include sustainable construction practices which could be certified by a third-party certification program, such as LEED. Both traditional on-site building methods are considered for the ultimate construction of the development as well as the use of offsite, factory built construction, which offers similar energy efficiencies as well as lower construction costs. Site design standards which focus on solar orientation, limits to site disturbance, brown-field development, open space preservation, access to transit, and on-site storm water mitigation have been integrated into the three schemes. Particular attention has been given to storm water detention on site, which carries additional site development costs but is required for LEED certification and may be desirable for the town’s storm water management program. Certification of the project using a third-party certification program such as LEED standards, has been considered and is includes in the cost estimates. This certification could create potential advantages in the future marketing of the development, in leveraging these requirements of other private development, and in community pride. Advisory Committee Recommendations: The Advisory Committee recommended that off-site factory-built construction components continue to be explored as a way to lower construction costs without compromising quality. They recommended that the site incorporate on-site storm water detention in order to minimize storm water system impacts from impermeable surfaces and provide a required certification element. The Committee recommended seeking third-party (LEED) certification for project sustainability and green construction. Vail Chamonix Site Planning Concepts 30 July 2008 Page 4 The Three Design Options Option 1 – Neighborhood Block The Neighborhood Block scheme contains 58 units. This option contains the following proposed unit mix: • No 1-bedroom units; • twenty, 2-bedroom flats; • sixteen, 2 bedroom lofts; • eight, 3-bedroom units; and • fourteen, 3 bedroom duplexes. This unit mix provides for 81,696 sq. ft. of housing with a density of 16 dwelling units per acre. A main access street, which gains access to the site from Chamonix Road, bisects the site, with 3-bedroom duplexes on the north side and multi-family units on the south side. An alley offers secondary access to the multi-family units. The main street passes through the development to the fire station site. While access to the fire station will be limited, this configuration allows for dual points of access to the site, thus alleviating internal traffic congestion. The landscape plan locates potential community gathering spots throughout the scheme. Semi-private, stepped courtyards are located between the duplex units. Turf areas are limited to large open spaces on the east and west ends of the development. The open space on the east end could be utilized for such uses as a dog park. Landscaping on the east end is kept away from the street to preserve sightlines at the Chamonix Road/Chamonix Lane intersection. The open space on the west end provides a viewing area into the fire station operations. However, for safety reasons, the viewing area is segregated from the fire station by a series of low, landscaped walls. Vail Chamonix Site Planning Concepts 30 July 2008 Page 5 The landscape palette utilizes native trees and shrubs. Aspens are situated along the northern edge of the site and gradually “spill” through the spaces created by the structures. In these stands of aspen, a native understory of grasses (Thurber’s fescue, wheatgrass and blue-wild rye) will be punctuated by forbs such as columbine, common lupine, golden banner, and strawberry. Along the southern portion of the site, where retention ponds hold and treat storm water runoff, more water-oriented plants take over. Blue spruce is planted densely to act as a screen to the commercial uses to the south and I-70 beyond. Shrub thickets of willow and birch will fill in among the spruce. Advisory Committee Recommendation: Out of the ten Advisory Committee members voting in the last meeting, four voted in favor of this design alternative. Option 2 – Neighborhood Cluster The Neighborhood Cluster scheme contains 50 units. This design contains: • four, 1-bedroom units; units; • eight, 2-bedroom flats; • sixteen, 2-bedroom lofts; • fourteen, 3-bedroom units; and • eight, 3-bedroom duplexes. The unit mix provides for 68,232 sq. ft. of housing with a density of 14 dwelling units per acre. A main access street, which gains access to the site from Chamonix Road, passes through the site to the fire station, again offering dual points of access. Access to the fire station will be limited for safety reasons. Multi-family units are situated off the north and south side of the access road. Drives extend to the north off the main street to duplex units. Vail Chamonix Site Planning Concepts 30 July 2008 Page 6 The landscape plan, similar to the Neighborhood Block scheme, locates community gathering spots throughout the design. These community spots utilize terraced courtyards which are located off of internal pedestrian circulation routes. As with the Neighborhood Block scheme, turf areas are provided on the east and west ends of the development, connected in the Neighborhood Cluster scheme with a pedestrian trail. The turf area on the eastern portion could be utilized for an amenity such as a dog park, while the western turf area offers a segregated vantage point of the fire station operations. The trail passes through zones of turf grass and aspen stands. As before, the aspen stands “spill” through the spaces created by the structures. A native understory is employed again. The pedestrian path will provide an alternating turf/native transect, adding another layer to the internal experience of the site. Again, as before, a more water-oriented plant palette palette is utilized along the southern perimeter for screening purposes. Advisory Committee Recommendation: Out of the ten Advisory Committee members voting in the last meeting, none voted in favor of this design alternative. Option 3 – Village Neighborhood The Village Neighborhood scheme contains 70 units. This scheme offers a combination of lower density duplex and multifamily units and a multi-story, multi-family structure. There are: • nine, 1 bedroom units; • thirty-two, 2 bedroom flats; • no 2 bedroom lofts; Vail Chamonix Site Planning Concepts 30 July 2008 Page 7 • sixteen, 3 bedrooms; and • ten, 3 bedroom duplexes. This unit mix provides for 87,936 sq. ft. of housing with a density of 19 dwelling units per acre, the highest density of the three schemes. The main access to the site is via Chamonix Road. This entry road offers a traditional neighborhood lane, with duplex units to the north and multi-family units to the south. The lane terminates in the plaza located in the center courtyard of the multi-story, multi-family structure. The plaza is of a more urban character, with paving that allows for pedestrian and occasional vehicular access as needed. A raised landscaped platform in the center offers a green gathering spot for residents. A parking structure is located below the plaza and provides parking for the residents of the multi-storied structure. The parking structure is accessed via a dedicated entrance off of the frontage road. As in the previous schemes, open space is provided on the eastern and western ends of the site, with similar possibilities for programming. The plant palette in this scheme is of a drier, more shrubland nature, picking up on the existing presence of sagebrush on the site. The drier landscape will be punctuated by gamble oak, pinon and juniper. Rabbitbrush, bitterbrush, and snowberry with grasses such a blue grama, junegrass, and assorted bunchgrasses filling out the understory. Indian paintbrush, introduced into the existing sagebrush, will provide pleasant summer color. Advisory Committee Recommendation: Out of the ten Advisory Committee members voting in the last meeting, six voted in favor of this design alternative. Subsequent discussion, however, tended to suggest that there was significant concern regarding the additional cost and maintenance needs of sub-grade parking. Vail Chamonix Site Planning Concepts 30 July 2008 Page 8 Fire Station A major component to the site plan for the Chamonix site is the inclusion of a new fire station. The fire station, as previously mentioned, will be segregated from the residential use of the Chamonix development for safety and noise reasons. Dedicated access for emergency equipment is considered. The fire station will incorporate a community room for gathering. A recruit dormitory may be located above the station, helping to alleviate the cramped conditions currently experienced by fire department recruits. An area for separate ambulance bays has been allocated for potential future development by the Ambulance District. A number of design alternatives were also considered for the fire station. The current design shown is the consensus alternative of Fire District staff and the Advisory Committee. It makes use of the building itself to provide retaining against the steep slopes to the north of the site, and thereby offers the most cost-effective site design. Transit and Vehicular Access The Chamonix site is located near to bus stops on both the West Vail Red and Green Loop transit lines. Commercial and employment opportunities are a located in the commercial areas within walking distance to the site. Access to the other side of I-70, as well as I-70, itself is gained by passing through the West Vail roundabout located directly south of the site. The several schemes, along with the proposed entries to the site, were generally discussed with the Town of Vail traffic consultant firm, Felsburg, Holt & Ullevig. Although a detailed traffic analysis has not yet been performed, no significant issues were found by the traffic consultants.