HomeMy WebLinkAboutDRB120095 supporting documents for DRB 041812 f
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Mullally Residence
Applicab�e Code Sections:
12-11-1: PURPOSE:
A. Attractive Attributes Recognized: Vail is a town with a unique natural setting,
internationally known for its natural beauty, alpine environment, and the compatibility of
manmade structures with the environment. These characteristics have caus�d a
significant number of visitors to come to Vail with many visitors eventually becoming
permanent residents participating in community life.
B. Area Character Protection: These factors constitute an important economic base for
the town, both for those who earn their living here and for those who view the town as a
precious physical possession. The town council finds that new development and
redevelopment can have a substantial impact on the character of an area in which it is
located. Some harmful effects of one land use upon another can be prevented through
zoning, subdivision controls, and building codes. Other aspects of development are
more subtle and less amenable to exact rules put into operation without regard to
specific development proposals. Among these are the general form of the land before
and after development, the spatial relationships of structures and open spaces to land
uses within the vicinity and the town, and the appearance of buildings and open spaces
as they contribute to the area as it is being developed and redeveloped. In order to
provide for the timely exercise of judgment in the public interest in the evaluation of the
design of new development and redevelopment, the town council has created a design
review board (DRB) and design criteria.
C. Design Review: Therefore, in order to preserve the natural beauty of the town and its
setting, to protect the welfare of the community, to maintain the values created in the
community, to protect and enhance land and property, for the promotion of health,
safety, and general welfare in the community, and to attain the objectives set out in this
section; the improvement or alteration of open space, exterior design of all new
development, and all modifications to existing development shall be subject to design
review as specified in this chapter.
D. Guidelines: It is the intent of these guidelines to leave as much design freedom as
possible to the individual designer while at the same time maintaining the remarkable
natural beauty of the area by creating structures which are designed to complement
both their individual sites and surroundings. The objectives of design review shall be as
follows:
1. Recognize the interdependence of the public welfare and aesthetics, and to
provide a method by which this interdependence may continue to benefit its
citizens and visitors.
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2. Allow for the development of public and private property which is in harmony
with the desired character of the town as defined by the guidelines herein
provided.
3. Prevent the unnecessary destruction or blighting of the natural landscape.
4. Ensure that the architectural design, location, configuration materials, colors,
and overall treatment of built up and open spaces have been designed so that
they relate harmoniously to the natural landforms and native vegetation, the
town's overall appearance, with surrounding development and with officially
approved plans or guidelines, if any, for the areas in which the structures are
proposed to be located.
5. Protect neighboring property owners and users by making sure that
reasonable provision has been made for such matters as pedestrian and
vehicular traffic, surface water drainage, sound and sight buffers, the
preservation of light and air, and those aspects of design not adequately covered
by other regulations which may have substantial effects on neighboring land
uses.
14-10-2: GENERAL COMPATIBILITY: -�
A Structures shall be compatible with existinq structures, their surroundings, and
with Vail's environment. It is not to be inferred that buildinqs must look alike to be
compatible. Compatibility can be achieved through the proper consideration of scale,
proportions, site planning, landscaping, materials and colors, and compliance with the
guidelines herein contained.
B. Any building site in Vail is likely to have its own unique landforms and features.
Whenever possible, these existing features should be preserved and reinforced by new
construction. The objective is to fit the buildings to their sites in a way that leaves the
natural landforms and features intact, treating the buildings as an integral part of the
site, rather than as isolated objects at odds with their surroundings.
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Vail Village Design Considerations:
G. VIEWS AND FOCAL POINTS
Vail's mountain/valley setting is a fundamental part of its identity. Views of the
mountains, ski slopes, creeks and other natural features are reminders of the mountain
environment and, by repeated visibility, are orientation reference points. Certain
building features also provide important orientation references and visual focal points.
The most significant view corridors have been adopted as part of Chapter 12-22 of the
Vail Municipal Code. The view corridors adopted should not be considered exhaustive.
When evaluating a development proposal, priority should be given to an analysis of the
impact of the project on views. Views that should be preserved originate from either
major pedestrian areas or public spaces, and include views of the ski mountain, the
Gore Range, the Clock Tower, the Rucksack Tower and other important man-made and
natural elements that contribute to the sense of place associated with Vail. These
views, which have been adopted by ordinance, were chosen due to their significance,
not only from an aesthetic standpoint, but also as orientation reference points for
pedestrians.
ARCHITECTURE/LANDSCAPE CONSIDERATIONS
ROOFS
Where visible, roofs are often one of the most dominant architectural elements in any
built environment. In the Village roof form, color and texture are visibly dominant, and
generally consistent, which tends to unify the building diversity to a great degree. The
current expression, and objective, for roofs in the Village is to form a consistently
unifying backdrop for the architecture and pedestrian streetscape, and to avoid roofs,
which tend to stand out individually or distract visually from the overall character.
Roof Forms
Roofs within the Village are typically gable in form and of moderate-to-low pitch. Shed
roofs are frequently used for small additions to larger buildings. Freestanding shed
roofs, butterfly roofs and flat roofs can be found in the Village but they are-generally
considered to be out of character and inappropriate. Hip roofs likewise are rare and
generally inconsistent with the character of the Core Area. Towers are exceptions, in
both form and pitch, to the qeneral, criteria, but do have an established local
vernacular style, which should be respected.
Overhangs
Generous roof overhangs are also an established
architectural feature in the Village - a traditional � -�-�-�--�-~-
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expression of shelter in alpine environments. Roof overhangs typically range from 3 to
6 feet on all edges. Specific design consideration should be given to protection of
pedestrian ways adjacent to buildings. Tee falls, snow slides, and runoff hazards can
be reduced by roof orientation, gutters, arcades, etc.
Overhang details are treated with varying degrees of ornamentation. Structural
elements such as roof beams are expressed beneath the overhanqs, simply or
decoratively carved. The roof fascia is thick and wide, qivinq a substantial edge
to the roof.
Compositions
The intricate roofscape of the Village as a whole is the result of many individual simple
roof configurations. For any single building, a varied but simple composition of roof
planes is preferred to either a single or a complex arrangement of many roofs. As
individual roofs become more complex, the roof attracts visual attention away
from the streetscape and the total roofscape tends toward "busyness" rather than
a backdrop composition.
Stepped Roofs
As buildings are stepped to reflect existing grade changes, resulting roof steps should
be made where the height change will be visually significant. Variations which are too
subtle appear to be more stvlistic than functional, and out of character with the
more straiqhtforward roof desiqn typical in the Villaqe.
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Mullally Residence Comments for Discussion:
Town of Vaii DRB
Work Session April 18, 2012
We are here to discuss how this expansion of the Unit R-2 is Compatible, Appropriate
and Thoughtful. Options have been expiored and we believe two of the options
which we present today are compatible with the Town of Vail Design Guidelines
Specific Considerations:
14-10-2 General Compatibilifiy:
"Structures shall be compatible with the existing structures, their surroundings, and Vail's
Environment. It is not to be inferred that buildings must look alike fio be compatible.
Compatibility can be achieved though the proper consideration of scale, proportions,
site planning, landscaping, materials and colors, and compliance with the Gvidelines
herein contained"
1. We effectively strived to be compatible with neighboring and existing structures,
their surroundings and with Vail's environment; our proposal is fully compatible
with the Vail I image.
2. We believe that all reasonable provisions have been made for such matters as
preserving the overall building appearance to pedestrians, preservation of light,
and Vail Valley image architecture.
Vail Village Design Guidelines:
Architectural / Landscape Considerations:
"Avoid Roofs which tend to stand out individually or distract visually from the overall
character"
1. The addition responds to the existing and surrounding building features,
appearance and the existing finishes, i.e. low pitch roofs of the existing building,
use of wood siding, exposed timber framing and wood trim.
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2. Since the roofs in Vail Village are the most dominant architecturai element as
well as roofing material, color and texture are also visually and generally
constant, all new roof additions and overhangs are to match existing.
3. Where visible, the scale of the proposed roof forms of the addition are
deliberately under stated at the base of the tower and do not stand out
individually or distract visually from the overall character of the existing building
and tower.
Roof Forms:
"Towers are exceptions, in b�th form and pitch, the general criteria, but do have
established local vernacular style, which shovld be respected."
1. The proposed private addition does not affect the existing tower in a
detrimental way but, it strengthens its character aesthetically. It gradually
exposes the massing of the tower. The added mass does not compete with
existing massing, appearance and exposure of the tower.
2. As you will notice, the proposed massing of the tower addition is deliberately
under stated and it does not compete for attention with the existing tower. The
added mass is at the foot/base of the tower therefore adding a sense of gradual
build-up to the tower's hierarchy and architectural importance.
3. As seen in the attached photographs for your review, there are many different
types of towers with many different types of interfaces with their buildings. There
clearly is not one interface that is typical with the Town of Vail. This proposed
solution is respectful of the existing tower form and is responsive to the existing
building on which it resides.
"Structural elements such as roof beams are expressed beneath the overhangs, simply
or decorativefy carved. The roof fascia is thick and wide, giving a substantial edge t�
the roof.
1. This addition proposes to match the existing roof beams and fascia details the
building. Additionally the colors and materials will be complimentary to the
existing building.
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"Compositions:
As individual roofs become more complex, the roof attracts visval attention away form
the streetscapes and the total roofscapes tends towards busyness rather than a
backdrop composrtion"
1. The addition is an integral part of the entire buiiding massing and it clearly is not
or does not appear as an isolated mass or object arbitrarily placed or added but
it is deliberately placed at the base of the tower to gradually reinforce or
strengthen the statement of the existing tower which reinforce the Vail's
Mountain Vailey setting.
2. Additions architectural design, location and shape of added masses and
appearance has been taken in consideration so that the building and towns
overall appearance with the surrounding development does no suffer
aesthetically due to the proposed addition.
3. By including the roof pitches, materials, and colors of the existing building, the
proposed addition is an integrated, appropriate backdrop composition.
"Stepped Roofs
Variations which are too subtle appear to be more stylistic than functional and out of
character with the more straightforward roof design typical in the Village"
1. The proposed roof is practical and functional to the proposed use of the space
as it provides adequate shelter and room height for the use. The proposed
solution also mimics the roof forms of the kitchen dormer and the existing roof
forms.
2. By lowering the connection between the upper tower roof form and the
proposed roof form, the stepping is more obvious so the connection does not
appear to be too subtle.
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