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HomeMy WebLinkAboutDRB120517 O'BRYAN PARTNERSHIP DESIGN NARRATIVE Q ' BRYAN PARTNERSHIP ARCHITECTS - A.I.A. October 15, 2012 Mauriello Planning Group, LLC P.O. Box 4777 2205 Eagle Ranch Road Eagle, CO 81631 Attn: Mr. Dominic F. Mauriello, AICP Re: Design Narrative for the Major Exterior Alteration for Minor Amendments to the Previously Approved Plans Dear pominic, The redevelopment of the Roost Lodge was approved with conditions in 2006 by the Town of Vail. Those vested approvals have been extended until June 1, 2014. Based on building code revisions as well as developer program changes, we are re-submitting documents reflecting those changes in accordance with the Town of Vail's submittal requirements for a Major Exterior Alteration for Minor Amendments to a Previously Approved Plan. The new developer has engaged O'Bryan Partnership Architects to modify the existing documents and to become the Architect of Record for the project. The previous developer, in conjunction with the new developer, has obtained all rights to the existing documents from the previous design team and owns them outright. In an effort to clearly define any and all changes to the previously approved set of plans, we are providing the attached written narrative identifying all of the proposed changes. We are also providing the previously approved set of documents and selected sheets from the permit set of documents that correspond to the previous set of approved plans. These are being submitted for reference only. Additionally, we are providing a new submittal package containing all of the information required for a Major Exterior Alteration for Minor Amendments to a Previously Approved Plan. This submittal package will include applicable previously approved materials that remain unchanged as well as any proposed changes/revisions and should be the only drawing package of information that the Town will need to keep on record for this approval. Should you or any of the Town officials have any questions, comments or concerns regarding this application and submittal, please contact our office as soon as possible. Best Regards, .��f'j�' -�- l� Ken A. O'Bryan A.I.A. President Encl Cc: Peter Dumon, President The Harp Group East Coast Office: 2 Union Street Suite 202 Corporate Office: P.O.Box 2773,620 Main St.Unit 8 Portland,Maine 04101 Frisco,Colorado 80443 207.774.1 133 207.756.6728 fax 970.668.1133 970.668.2316 fax VAIL MARRIOTT RESIDENCE INN (THE ROOST LODGE) DESIGN NARRATIVE DESCRIBING THE MODIFICATIONS TO AN EXISTING APPROVED PROJECT REQUIRING A MAJOR AMENDMENT TO A PREVIOUSLY APPROVED PLAN. Cover Sheet 1. Per the previous conditions of approval, the Town of Vail's General Notes have been added. 2. Per the previous conditions or approval, the Utility Signature block has been listed on the cover sheet only and contains locations for all utility agencies signatures. Site Plan 1. Per the previous conditions of approval, the dumpster enclosure has been relocated from the front (south side) of the building to the south of the garage entry door. The space gained form this location has been identified as a loading space. This enclosure will be completely below grade and will contain trash and recycling containers. It should be noted that this new location will require a set-back encroachment but we believe this is a much better solution than the previous location. 2. According to the original submittal there was no spa plaza located on the east side of the site but it does appear to be shown on the stamped and signed permit set of drawings. The following revisions are based on the permit set of drawings. The retaining walls around the outdoor spa amenities, located at the east end of the site, have been simplified for aesthetic reasons. A waterfall feature has been added through the terraced/landscaped areas that separate the upper spa level from the lower spa level. Providing background/white noise between the spa levels will help buffer the traffic noise that will be present at this location as well as help make these plazas more inviting for guests. A stair has been added for circulation from the upper spa level to the lower spa level and a gate has been added to the lower spa level accessing the sidewalk required for egress from the building stairwell. This allows for the elimination of the second set of egress steps and sidewalk leading to the sidewalk along the street, thus creating a more private spa area, producing less site disturbance and providing better security around the amenities area. A gas fire pit has been incorporated to replace the proposed gas fire place. The railing resting on top of the lower retaining wall to the north east of the upper spa plaza has been eliminated. There is no reason for this railing and it is not required by code. The retaining walls, with heavily landscaped areas between them, will be more aesthetically pleasing without a railing on top of the lowest wall. VAIL MARRIOTT RESIDENCE INN (THE ROOST LODGE) DESIGN NARRATIVE DESCRIBING THE MODIFICATIONS TO AN EXISTING APPROVED PROJECT REQUIRING A MAJOR AMENDMENT TO A PREVIOUSLY APPROVED PLAN. 3. The stairwell to the west has been relocated further to the east thus pulling it out of the setback. An at-grade area well will be installed at this location for garage exhaust and will remain in the setback but will be at grade thus eliminating the encroachment above grade. 4. The stairwell to the east has been rotated 90 degrees to better fit the plans and to create a more functional space inside and outside of the building. 5. The bus stop may be redesigned to be considered public art. This will be discussed in further detail with the Planning Commission and the Design Review Board when appropriate. 6. Although this is not evident on the site plan, it does have major site implications. We have pulled the building out of the hillside on the north side of the building by 29' on all of the below grade levels. The previously approved plans show areas below grade that are not required in the new program. By reallocating internal spaces and uses we were able to eliminate a lot of building square footage below grade thus greatly reducing site impacts and shoring wall requirements. 7. All other site issues have remained the same and are not affected by this modification to the existing approved plan. Floor Plans 1. Although the Planning an Environmental Commission may not be interested with interior changes all that much, we feel it necessary to discuss them as they relate to the exterior modifications and site disturbances. All level plans have been revised to reflect a new structural grid and structural system. The previously approved plans had a vast array of structural systems used throughout the building making construction and constructability very risky and difficult. We have improved the quality of the building by changing the floor framing of the residential levels to composite steel and concrete in lieu of wood framing. The garage levels are precast and the roof is wood trusses with some over framing. VAIL MARRIOTT RESIDENCE INN (THE ROOST LODGE) DESIGN NARRATIVE DESCRIBING THE MODIFICATIONS TO AN EXISTING APPROVED PROJECT REQUIRING A MAJOR AMENDMENT TO A PREVIOUSLY APPROVED PLAN. 2. The garage levels have been revised and re-programmed to contain most of the buildings mechanical systems including the water entry, electrical distribution room, boiler room etc., etc. Parking and garage access has remained the same. By this reorganization, we have gained a few extra parking spaces however. 3. The garage levels as well as levels one and two have been reduced in square footage and pulled out of the hillside located along the north side of the building by approximately 29 feet. This revision will have drastic positive impacts on the shoring requirements for construction among other things. 4. Besides the revisions noted in item 3 above, one of the largest change to the floor plans has been the elimination of the whole ownership condominium units. These units have been replaced with hotel units. The previously approved design contained 101 limited service lodging units (hotel rooms), 28 dwelling units (whole ownership condominium units) and 3 employee housing units housing 3 employees. The current proposal contains 152 limited service lodge units and 2 employee housing units housing 6.25 employees. Other than the reduction in the below grade spaces, the above grade spaces and square footages have remained the same or have been minimally reduced. Because of the elimination of the 28 dwelling units and the addition of 51 limited service lodge units, this proposal requires the review of a Major Exterior Alteration in the Public Accommodations Zone District. 5. The limited service lodging units have all been revised to reflect current design standards, layouts, finishes, appliances and decor as based on the recently revised Marriott Residence Inn standards. These revisions have updated the unit designs immensely and will provide for a much better guest experience by providing the latest in hospitality expectations. 6. Due to the elimination of the 28 dwelling units, segregation of guests and owners is no longer a requirement of the program and the owner's storage units, the separate owner's entry and lobby have been deleted. Additionally, one interior stair and two elevators have been eliminated. These spaces have been reorganized to reflect additional hotel functions and spaces that were lacking in the previous plans. The guest experience has been raised to meet the current standards established by the developer and Marriott International. The employee housing units have been revised and redesigned to meet the Town of Vail's new employee housing requirements. VAIL MARRIOTT RESIDENCE INN (THE ROOST LODGE) DESIGN NARRATIVE DESCRIBING THE MODIFICATIONS TO AN EXISTING APPROVED PROJECT REQUIRING A MAJOR AMENDMENT TO A PREVIOUSLY APPROVED PLAN. Building Elevations 1. The building elevations have been revised to reflect all of the revisions stated above. O'Bryan Partnership Architects has been diligent in keeping all of the exterior design elements consistent with the previous approvals. There are very few changes that effected the exterior elevations. 2. Privacy walls have been added between shared balconies. This is necessary to keep guest rooms private and to keep visual separations between the hotel rooms from the exterior. 3. The stone chimney on the west end of the building has been pulled out of the setback but is still an architectural element. 4. The east end of the building has been revised to reflect the changes to the east stairwell and the spa plazas. The massing however remains the same. 5. All balconies and window locations and sizes have remained the same as the previous approved plan. However, an additional window or two will need to be added on the north east elevation to accommodate the revised employee housing unit designs. All siding, trim and exterior materials have remained the same as the previously approved plan. 6. We have extended some first and second floor balcony columns to the underside of the balconies above to reflect the change in the framing systems. These extended columns actually help the articulation of the exterior fa�ade and provide added relief to the building's exterior. Summary Based on the Developer's program changes and the Marriott's revised standards, we believe that you will find that the overall building has essentially remained the same as the previously approved plan. The only reason for this submittal is due to the change of deleting the 28 dwelling units and converting them to an additional 51 limited service lodge units.