HomeMy WebLinkAboutFINAL DRAFT - Rucksack Major Exterior Alteration 070907MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: July 9, 2007
SUBJECT: A request for a work session to discuss a Major Exterior Alteration, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for the
redevelopment of the Bridge Street Building (a.k.a. “Rucksack Condominium Building”), located at 288 Bridge Street, Lot D, Block 5, Vail Village Filing 1. (PEC07-0039)
Applicant(s): Jeffry B. Selby, represented by Jay Peterson
Planner: Scot Hunn
______________________________________________________________________
SUMMARY
The Applicant(s), Jeffry B. Selby, Charles H. Rosenquist, and Richard N. Brown represented by Jay Peterson, have requested a work session with the Town of Vail Planning and Environmental
Commission to discuss the proposed plans for a Major Exterior Alteration in the Commercial Core 1 (CC1) zone district of Vail Village. The Bridge Street Building remodel and addition
project includes:
Expansion of first (main) and second level floor area by approximately 723 sq. ft.
Demolition and renovation of existing exterior (above grade) stairs, entry and exterior materials;
Demolition and renovation (including code compliance updates) of existing commercial spaces on lower, main and second levels;
Renovation and expansion of first (main) level commercial space including revised entry;
Addition of new roof element on west side of building and replacement of existing roof materials and assemblies for entire structure;
Removal and replacement of existing building (tenant) signage.
Discussion is requested with regard to master plan recommendations, specific design guidelines and Code requirements applicable to any re-development of this prominent site. To this
end, Staff has prepared a written analysis summarizing the requirements and guidelines outlined in:
The Town of Vail Land Use Plan
The Vail Village Master Plan
The Vail Village Urban Design Guide Plan
The Town of Vail Streetscape Master Plan Addendum, and
The Town’s Zoning Regulations
II. DESCRIPTION OF THE REQUEST
Purpose of Worksession
The purpose of this meeting is to discuss how this remodel and addition proposal compares to the zoning regulations prescribed for development within the Commercial Core Area 1 zone
district, master plan documents, as well as site specific design guidelines outlined in both the Vail Village Master Plan, the Vail Village Urban Design guide Plan and the Town of Vail
Streetscape Master Plan Addendum.
Project Overview
The attached plan sets (Attachment B) submitted by the Applicant generally indicate proposed improvements including but not limited to:
Lower Level – Unit C1 (Basement – Currently Joe’s Famous Deli)
Code compliance update (sprinkler system) to existing Joe’s Deli space
Level One – Unit C2 (Street Level – Currently Rucksack Retail Space)
Demolition and remodel to existing exterior materials and architectural detailing
289 sq. ft. expansion/addition inclusive of: expanded and reconfigured ground floor commercial space and new front entry
Addition of elevator on the north side of the building and adjacent to Bridge Street
Relocation of an existing steel stair on the south elevation and replacement with heated stone stairwell
Creation of two (2) stone veneer support columns at or adjacent to public right-of-way (Bridge Street), and integrated into the existing Joe’s Deli stairwell, necessary for proposed
Level Two expansion
Level Two – Unit C3 (Currently Real Estate Office Space)
Demolition and remodel to existing exterior materials and detailing inclusive of: new siding, new roof element on west elevation, roof replacement, as well as new trim, fascia, soffits,
windows, doors and balconies
434 sq. ft. expansion/addition (Bridge Street/west side) to existing Office use
Addition of elevator on the north side of the building and adjacent to Bridge Street
The elimination of exterior staircase and wood balcony structure on the west (Bridge Street) elevation
No change to residential condominium Unit 1
Level Two/Three – Unit R1 (Residential Condominium Unit)
Demolition and remodel to existing exterior – repair and replacement of stucco and vertical board and batten siding, win to match all other exterior alterations proposed on north, south
and west elevations
No change to interior space for residential Unit R1
Level Four – Unit R2 (Residential Condominium Unit and Tower of Condominium Unit)
Demolition and remodel to existing exterior – repair and replacement of stucco and vertical board and batten siding to match all other exterior alterations proposed on north, south and
west elevation
No change to interior space for residential Unit R2
In addition, the Applicant has provided calculations relative to gross commercial/office floor area within the existing and proposed structure (Attachment A). Briefly (in part):
Existing Proposed Increase
Total 7,277 sq. ft. 8,000 sq. ft. 723 sq. ft.
Of note is the second floor expansion of existing office space (towards Bridge Street) and the corresponding addition of a new gable roof element on the west elevation, as well as the
proposed expansion of first level commercial space and corresponding changes to the existing front entry and staircase to the second level located on the south side of the building.
The Applicant proposes this re-development in order to gain a more functional floor plan and improve retail and office operations on the site; no increase to residential GRFA is proposed.
Therefore, a primary goal of any re-development of this site will be to increase retail space functionality, increase usable office square footage, bring the building into compliance
with current building and/or fire codes and to generally improve the exterior appearance of the building.
Requested Outcome
The intended outcome of this meeting is for the Commission to have a greater understanding of the regulations, guidelines and standards affecting re-development within the CC1 zone district
and to allow the Commission, Applicant and public an opportunity to comment on the project’s potential benefits and impacts. While the Commission will not be taking formal action on
the development application at this time, the Staff and the Applicant are requesting that the Commission provides:
Input and direction to the Applicant on the issues related to the proposal;
Specific or additional review requirements for the impending review and approval processes.
To this end, the Bridge Street Building re-development project includes the following primary application and review component(s) and considerations:
A major exterior alteration application pursuant to section 12-7B-7 of Title 12, Town of Vail Municipal Code
12-18: Nonconforming Sites, Uses, Structures and Site Improvements
12-22: View Corridors
Exemption Plat Review Procedures pursuant to Chapter 12, Title 13, Town of Vail Municipal Code
The Town of Vail Land Use Plan
The Vail Village Master Plan;
The Vail Village Urban Design Guide Plan;
The Town of Vail Streetscape Master Plan Addendum
III. BACKGROUND
The Bridge Street Building re-development project is the comprehensive re-development of Lot D (Parcels 1 and 4, Rucksack Condominiums), Block 5A Vail Village, First Filing. This prominent
development site is generally located in the center of the Commercial Core 1 zone district, within the historic Vail Village, at the mid-block section of Bridge Street, adjacent to the
Red Lion condominium building. This area is further identified within the “Mixed Use” land use designation of the Vail Village Master Plan (Land Use Plan), and is more specifically addressed
as part of the “Commercial Core 1 Sub-Area #3”. This sub-area is described (in part) as follows:
“The core area, with it’s predominantly Tyrolean architecture, is the site of the earliest development in Vail. Over time, a need to upgrade and improve infrastructure such as loading
and delivery facilities, drainage, paved surfaces and other landscape features has become apparent. Many improvements to public spaces will be addressed as part of an overall streetscape
improvement project. There is also the potential to initiate a number of these improvements in conjunction with private sector development projects.”
The Rucksack Condominium building was originally constructed in the early 1960’s, has been remodeled several times starting in 1966 to add or expand commercial and residential square
footage and was further subdivided in 1978 to create the “Rucksack Condominiums”. The combined total area of the site (Lot D) is approximately .0943 acres (4,108.85 sq. ft.) in size.
IV. ROLES OF THE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of the Planning & Environmental Commission, Design Review Board, Town Council, and Staff with regard
to applications submitted on behalf of the Applicant(s).
A. Exterior Alteration/Modification in the Lionshead Mixed-Use I zone district
Order of Review:
Generally, applications will be reviewed first by the Planning and Environmental Commission for impacts of use/development and then by the Design Review Board for compliance of proposed
buildings and site planning.
Planning and Environmental Commission:
The PEC shall review the proposal for:
Conformance with development standards of zone district
Lot area
Setbacks
Building Height
Density
GRFA (if applicable)
Site coverage
Landscape area
Parking and loading
Compliance with the goals and requirements of the Vail Village Master Plan, the Streetscape Master Plan, and the Vail Comprehensive (Land Use) Plan
Compliance with the Vail Village Urban Design Guide Plan and Vail Village Design Considerations with respect to the following:
Pedestrianization
Vehicular penetration
Streetscape framework
Street enclosure
Street edge
Building height
Views
Service/delivery
Sun/shade analysis
Action/Responsibility:
The Planning and Environmental Commission is responsible for final approval/denial of a Major/Minor Exterior Alteration. The Planning and Environmental Commission shall review the
proposal for compliance with the adopted criteria. The Planning and Environmental Commission’s approval “shall constitute approval of the basic form and location of improvements including
siting, building setbacks, height, building bulk and mass, site improvements and landscaping.”
Design Review Board:
Action: The Design Review Board has no review authority on a Major or Minor Exterior Alteration, but must review any accompanying Design Review Board application. The Design Review
Board does however make a recommendation to the Planning and Environmental Commission on any deviations proposed to the architectural design guidelines prescribed in the Vail Village
Master Plan as well as the Vail Village Urban Design Guide Plan.
The DRB is responsible for evaluating the proposal for:
- Architectural compatibility with other structures, the land and surroundings
Fitting buildings into landscape
Configuration of building and grading of a site which respects the topography
Removal/Preservation of trees and native vegetation
Adequate provision for snow storage on-site
Acceptability of building materials and colors
- Acceptability of roof elements, eaves, overhangs, and other building forms
Provision of landscape and drainage
Provision of fencing, walls, and accessory structures
- Circulation and access to a site including parking, and site distances
Location and design of satellite dishes
Provision of outdoor lighting
Compliance with the Vail Village Urban Design Guide Plan and design considerations
Staff:
The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises
the applicant as to compliance with the applicable master plans and site specific design guidelines. Staff provides a staff memo containing background on the property and provides a
staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council:
Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Planning
and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board’s decision.
V. APPLICABLE PLANNING DOCUMENTS
Town of Vail Municipal Code, Title 12 Zoning Regulations
Chapter 7 – Commercial and Business Districts, Article B, Commercial Core 1 (CC1) District (in part)
12-7B-1: PURPOSE:
The Commercial Core 1 District is intended to provide sites and to maintain the unique character of the Vail Village commercial area, with its mixture of lodges and commercial establishments
in a predominantly pedestrian environment. The Commercial Core 1 District is intended to ensure adequate light, air, open space, and other amenities appropriate to the permitted types
of buildings and uses. The District regulations in accordance with the Vail Village Urban Design Guide Plan and Design Considerations prescribe site development standards that are intended
to ensure the maintenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrianways and public greenways, and to ensure continuation of the building
scale and architectural qualities that distinguish the Village.
12-7B-7: EXTERIOR ALTERATIONS OR MODIFICATIONS (in part):
A. Subject To Review: The construction of a new building, the alteration of an existing building which adds or removes any enclosed floor area, the alteration of an existing building
which modifies exterior rooflines, the replacement of an existing building, the addition of a new outdoor dining deck or the modification of an existing outdoor dining deck shall be
subject to review by the Planning and Environmental Commission (PEC) as follows (in part):
1. Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by the Administrator. Any application
for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations.
12-7B-20: VAIL VILLAGE URBAN DESIGN PLAN (in part):
Adoption: The Vail Village Urban Design Guide Plan and design considerations are adopted for the purposes of maintaining and preserving the character and vitality of the Vail village
(CC1) and to guide the future alteration, change and improvement in CC1 district. Copies of the Vail village design guide plan and design considerations shall be on file in the department
of community development.
Chapter 18 – Non-Conforming Sites, Uses, Structures and Site Improvements (in part)
12-18-1: PURPOSE
This chapter is intended to limit the number and extent of nonconforming uses and structures by prohibiting or limiting their enlargement, and their restoration after substantial destruction.
While permitting nonconforming uses, structures, and improvements to continue, this chapter is intended to limit enlargement, alteration, restoration, or replacement which would increase
the discrepancy between existing conditions and the development standards prescribed by this title.
12-18-3: SITES
Sites lawfully established pursuant to regulations in effect prior to the effective date hereof which do not conform to the minimum lot area and dimension requirements prescribed by
this title for the zone district in which they are situated may be continued and shall be deemed legally established building sites, subject to the site development standards prescribed
by this title. No such site shall be further reduced in area or dimensions.
12-18-5: STRUCTURE AND SITE IMPROVEMENT (in part)
Structures and site improvements lawfully established prior to the effective date herefo which do not conform to the development standards prescribed by this title for the zone district
in which they are situated may be continued.
Lot and Structure Requirements: Structures or site improvements which do not conform to requirements for setbacks, distances between buildings, height, building bulk control, or site
coverage, may be enlarged; provided, that the enlargement does not further increase the discrepancy between the total structure and applicable building bulk control or site coverage
standards; and provided that the addition fully conforms with setbacks, distances between buildings, and height standards applicable the addition
Chapter 22 – View Corridors (in part)
12-22-1: PURPOSE
The town believes that preserving certain vistas is in the interest of the town’s residents and guests. Specifically, the town believes that:
The protection and perpetuation of certain mountain views and other significant views from various pedestrian public ways within the town will foster civic pride and is in the pubic
interest of the town.
It is desirable to designate, preserve and perpetuate certain views for the enjoyment and environmental enrichment for the residents and guests of the town.
The preservation of such views will strengthen and preserve the town’s unique environmental heritage and attributes.
The preservation of such views will enhance the aesthetic and economic vitality and values of the town.
The preservation of such views is intended to promote design which is compatible with the surrounding natural and built environment, and is intended to provide for natural light to buildings
and in public spaces in the vicinity of the view corridors.
The preservation of such views will include certain focal points such as the Clock Tower and Rucksack Tower, which serve as prominent landmarks within Vail village and contribute to
the community’s unique sense of place.
12-22-3: LIMITATIONS ON CONSTRUCTION (in part):
No part of a structure shall be permitted to encroach into any view corridor set forth in this chapter unless an encroachment is approved in accordance with section 12-22-6.
12-22-4: ADOPTION OF VIEW CORRIDORS (in part):
A. View Point #1: A view from the south side of the Vail Transportation Center from the main pedestrian stairway looking toward the Clock Tower, 232 Bridge Street, the Rucksack Tower,
288 Bridge Street, and beyond to the ski slopes. (Please see Attachment D – pg. 19)
12-22-6: ENCROACHMENTS INTO EXISTING VIEW CORRIDORS (in part)
An application for approval to encroach into an existing view corridor may be initiated by the town council on its own motion, by the planning and environmental commission on its own
motion, [or by application of any resident or property owner in the town,] or by the administrator or his/her designee.
12-22-7: NONCONFORMING STRUCTURES (in part)
A. Removal Of Encroachments Encouraged; Exceptions: Any structure which presently encroaches into an existing view corridor which was lawfully authorized by ordinances or regulations
existing prior to the effective date hereof may continue. However, such encroachments will be encouraged to be removed as part of any remodeling or reconstruction of the structure.
In the case of certain focal points, such as the Clock Tower and Rucksack Tower, the town recognizes their importance to the character of Vail Village and to the quality of the urban
design of the Vail Village. Notwithstanding their nonconforming status, the town does not encourage their removal.
12-22-8: HEIGHT LIMITATIONS (in part):
If the maximum height allowed in any zone district within the town differs from the height permitted by a view corridor, the more restrictive height limitation shall apply. (In this
instance, the Applicant should provide additional information relative to maximum heights to be dictated by established view corridors as compared with the building height restrictions
set forth in the Vail Village Urban Design Guide Plan).
Vail Land Use Plan
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town Council. The main purpose of the Land Use Plan is two-fold:
1. To articulate the land use goals of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land use decisions may be made within the Town of Vail. The goals, as articulated within the Land Use Plan,
are meant to be used as adopted policy guidelines in the review process for new development proposals. In conjunction with these goals, land use categories are defined to indicate general
types of land uses which are then used to develop the Vail Land Use Map. The Land Use Plan is not intended to be regulatory in nature, but is intended to provide a general framework
to guide decision making. Where the land use categories and zoning conflict, existing zoning controls development on a site.
Goals and Policies (in part):
1.0 General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent
resident.
1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded whenever possible.
1.4 The original theme of the old Village Core should be carried into new development in the Village Core through continued implementation of the Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas).
2.0 Skier/Tourist Concerns
2.1 The community should emphasize its role as a destination resort while accommodating day skiers.
3.0 Commercial
3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs.
3.5 Entertainment oriented business and cultural activities should be encouraged in the core areas to create diversity. More nighttime businesses, on-going events and sanctioned “street
happenings” should be encouraged.
4.0 Village Core / Lionshead
4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to
facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved thorough implementation of the Urban Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and should be preserved. (scale, alpine character, small town feeling, mountains, natural setting, intimate size,
cosmopolitan feeling, environmental quality.)
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist.
5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions.
5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community.
Vail Village Master Plan
The Vail Village Master Plan is based on the premise that the Village can be planned and designed as a whole. The Vail Village Master Plan is intended to be consistent with the Vail
Village Urban Design Guide Plan, and along with the Guide Plan, it underscores the importance of the relationship between the built environment and public spaces. Furthermore, the Master
Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future.
Goals for Vail Village are summarized in six major goal statements. While there is a certain amount of overlap between these six goals, each focuses on a particular aspect of the Village
and the community as a whole. A series of objectives outline specific steps that can be taken toward achieving each stated goal. Policy statements have been developed to guide the
Town’s decision-making in achieving each of the stated objectives. The Bridge Steet Building is located within the Commercial Core 1 Sub-Area #3 of the Master Plan.
The Vail Village Master Plan is intended to guide the Town in developing land use laws and policies for coordinating development by the public and private sectors in Vail Village and
in implementing community goals for public improvements. Further, the Master Plan is intended to serve as a guide to the staff, review boards and Town Council in analyzing future proposals
for development in Vail Village and in legislating effective ordinances to deal with such development. Contained within the Vail Village Master Plan are goals for development in Vail
Village. The goals are summarized in six major goal statements. The goal statements are designed to establish a framework, or direction, for the future growth of the Village.
A series of objectives outline specific steps toward achieving each stated goal. Policy statements have been developed to guide the Town’s decision-making in achieving each of the stated
objectives, whether it be through the review of private sector development proposals, or in implementing capital improvement projects. (Listed in part):
Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity.
1.2 Objective: Encourage the upgrading and redevelopment of residential and commercial facilities.
1.3 Objective: Enhance new development and redevelopment through public improvements done by private developers working in cooperation with the Town.
1.3.1 Policy: Public improvements shall be developed with the participation of the private sector working with the Town.
Goal #2 To foster a strong tourist industry and promote year-round economic health and viability for the Village and for the community as a whole.
2.1 Objective: Recognize the variety of land uses found in the 10 sub-areas throughout the Village and allow for development that is compatible with these established land use patterns.
2.2 Objective: Recognize the “historic” commercial core as the main activity center of the Village.
2.2.1 Policy: The design criteria in the Vail Village Design Guide Plan shall be the primary guiding document to preserve the existing architectural scale and character of the core area
of Vail Village.
2.4 Objective: Encourage the development of a variety of new commercial activity where compatible with existing land uses.
2.4.1 Policy: Commercial infill development, consistent with established horizontal zoning regulations shall be encouraged to provide activity generators, accessible green spaces, public
plazas, and streetscape improvements to the pedestrian network throughout the Village.
2.5 Objective: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests.
2.5.2 Policy: The Town will use the maximum flexibility possible in the interpretation of building and fire codes in order to facilitate building renovations without compromising life,
health and safety considerations.
2.6 Objective: Encourage the development of affordable housing units through the efforts of the private sector.
2.6.1 Policy: Employee Housing; units may be required as part of any new or redeveloped project requesting density over that allowed by existing zoning.
Goal #3 To recognize as a top priority the enhancement of the walking experience throughout the Village.
3.1 Objective: Physically improve the existing pedestrian ways by landscaping and other improvements.
3.1.1 Policy: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian
ways.
3.1.3 Policy: Flowers, trees, water features and other landscaping shall be encouraged throughout the Town in locations adjacent to, or visible from, public areas.
Goal #4 To preserve existing open space areas and expand greeenspace opportunities
4.1 Objective: Improve existing open space areas and create new plazas with greenspace and pocket parks. Recognize the different roles of each type of open space in forming the overall
fabric of the Village.
4.1.2 Policy: The development of new public plazas, and improvements to existing plazas (public art, streetscape features, seating areas, etc.) shall be strongly encouraged to reinforce
their roles as attractive people places.
Goal #6 To insure the continued improvement of the vital operational elements of the Village.
6.2 Objective: Provide for the safe and efficient functions of fire, police and public utilities within the context of an aesthetically pleasing resort setting.
6.2.2 Policy: Minor improvements (landscaping, decorative paving, open dining decks, etc.), may be permitted on Town of Vail land or right-of-way (with review and approval by the Town
Council and Planning and Environmental Commission when applicable) provided that Town operations such as snow removal, street maintenance and fire department access and operation are
able to be maintained at current levels. Special design (i.e. heated pavement), maintenance fees, or other considerations may be required to offset impacts on Town services.
Vail Village Urban Design Guide Plan
This Guide Plan represents collective ideas about functional and aesthetic objectives for Vail Village. Diagrammatic in nature, the Guide Plan is intended to suggest the nature of improvements
desired. It is based on a number of urban design criteria determined to be appropriate for guiding change in the Vail Village. The Guide plan is intended to be a guide for current
planning in both the public and private sectors. The Guide Plan establishes the Clock Tower building within the Gore Creek Drive/Bridge Street Sub-Area.
Town of Vail Streetscape Master Plan -Addendum
The Vail Village and Meadow Drive Streetscape projects represent the strategic steps of a 20 year planning effort to upgrade and enhance the physical character and pedestrian experience
in Vail. These projects develop the concepts originating from previous planning efforts (1991 Town of Vail Streetscape Master Plan) into a comprehensive and complete streetscape design.
VI. ZONING ANALYSIS
Staff has completed a preliminary zoning analysis of proposal in relation to the land use requirements outlined in Title 12, Zoning Regulations of the Vail Town Code. Staff will provide
proposed development parameters once additional information is received from the Applicant. A summary of the analysis is provided below:
Street Address: 288 Bridge Street
Parcel Number: 210108244003
Zoning: Commercial Core 1 (CC1) zone district
Land Use Plan Designation: Mixed Use
Current Land Use: Mixed Use Development
Development Standard Allowed/Required Existing Proposed
Buildable Lot Area: 5,000 sq. ft. (min.) 4,108.85 sq.ft. No Change
Setbacks: None Required (or unless specified
otherwise in the VVMP) **
Building Height: 60% at 33 ft. or less 34’ No Change
40% at 33 ft. to 43 ft. 56’ 10” * No Change
Density: DU’s- 25 D.U.s/acre 2 No Change dwelling units AU’s- 50 A.U./acre None None
GRFA: 80% or Unknown No Change
3,287.08 sq. ft.
Site Coverage: 80% (max.) or Unknown Unknown
3,287.08 sq. ft.
Landscape Area: Per the Vail Village
Urban Design Guide Plan
Parking: Pay-in-Lieu (12-7B-17)
Loading: 1 berth (<=10,000 sq. ft.); None None
plus 1/every 5,000 sq. ft.
over 10,000 sq. ft.; or, 6
berths (3 total per section
12-10-15)***
Notes:
* Existing Tower Height
** Setbacks vary around the development site depending on the location of the “build-to-line” specified in the Vail Village Master Plan.
*** Total berths required for multiple use loading facilities per credit granted pursuant to section 12-10-15.
VII. SURROUNDING LAND USES
Land Use Zoning
North: Mixed Use Development* Commercial Core 1 (CC1)
South: Mixed Use Development* Commercial Core 1 (CC1)
East: Mill Creek (T.O.V. Parcel) Outdoor Recreation (OR)
West: Mixed Use Development Commercial Core 1 (CC1)
Note:
* Adjacent buildings located to the north and south of this site (zero lot line) will be impacted by this proposed redevelopment; applicant will be required to meet all code requirements
relative to zero lot line development and the Applicant is advised that coordination with adjacent property owners will be critical to the successful re-development of this site.
VIII. DISCUSSION ISSUES
Overview of Conceptual Review:
Identification of Issues and Opportunities
The Applicant has submitted conceptual plans for discussion purposes at this time and has not provided a complete application. Overall, Staff suggests that the level of detail and information
provided for this stage of (conceptual) review by the PEC is generally adequate and appropriate to discuss overall issues of building design and feasibility of the project, as well as
initial concepts and concerns regarding bulk, mass, building height, uses and any associated issues of code compliance. Of initial concern to Staff are:
Building and Fire Code issues relative to existing and proposed types of construction, as well as proposed uses, occupancy loads and exterior improvements
Integration of exterior remodel design and materials elements to entire building – scope of project and visual impact to adjacent public spaces within Mill Creek Park
Conceptual Review Discussion Items
In addition, Staff suggests that the following questions or areas of focus for any review and discussion might include
Site Constraints/Opportunities:
Minimum Buildable Lot Area – staff has identified an issue of non-compliance with zoning relative to minimum buildable lot area; the lot is legal, non-conforming at only 4,108.85 square
feet.
Siting of proposed improvements relative to applicable setbacks, property lines, adjacent improvements, rights-of-way, and any (balcony) easements of record – encroachments proposed/potential
building and fire code issues
Potential pedestrian connection between Bridge Street and Mill Creek pedestrian area/open space pursuant to Vail Village Urban Design Guide Plan goal No. 13B – “Mid-block (covered) from
Bridge Street to Village Plaza”
Design:
Massing and Bulk
Roof composition – pitches, overhangs and forms
Gross (commercial/office) square footage increase
General exterior design elements – as applied to entire building
Façade and Fenestration
Street level entry points and transparency at pedestrian level, “Pedestrianization” and “Vibrancy”, and improvements adjacent to public areas
Building height calculations
Heated outdoor space
Site improvements and landscaping – Vail Village Streetscape Master Plan
Investigation/Feasibility study of integrating “green-building” and energy efficient design principles and construction techniques in the design development of the project
Uses:
Retail, office and residential components – new first floor tenant use proposed and verification of office use (tenant) proposed on second floor
No new residential square footage proposed; no interior remodel proposed for residential units
Comparison of proposed improvements relative Vail Village Master Plan goal No. 3.4 – Mill Creek Commercial Infill (pg. 48)
Construction Impacts and Code Compliance
Code Compliance - zero lot line construction, egress/access and condition of existing improvements not proposed for remodel
Impacts to adjacent structures/uses
Public Way:
Improvements within the public way, “Permission to Proceed” and goals of Streetscape Master Plan – potential impacts and/or improvements to the public realm and vitality of the streetscape
Improvements affecting adjacent Town parcel (Tract G) – potential impacts and/or improvements to pedestrian access to and from building, and achievement of Vail Village Master Plan goal
No.(s) 3.4 – Mill Creek Commercial Infill, and; 3.8 – Mill Creek Streamwalk (pg.(s) 48-49)
Additional Information and Review Requirements
Additional information and/or processes may be required in any subsequent submittals in order to adequately address the following issues and/or requirements:
1. Supplemental Regulations (Title 12, Chapter 14)
Architectural Projections above Height Limit (12-14-4)
Sign Regulations (12-14-15)
Property Owner Maintenance Responsibility (12-14-16)
Setback From Water-Course (12-14-17)
Commercial Core Construction (12-14-20)
Parking Analysis – pay-in-lieu fees for new commercial square footage
Housing Analysis – pay-in-lieu fees for new commercial square footage
Code Analysis – building and fire code analysis relative to zero lot line and proposed improvements
Site Coverage – analysis of existing and proposed site coverage
Landscape Plan/Streetscape design elements
Grading, drainage and erosion control plans
Building Height Calculations – Roof plan indicating all existing and proposed ridge elevations, drawn over existing and proposed grades
Proposed Encroachments into Existing View Corridors (12-22-6)
11. Subdivision Regulations (Title 13, Chapter 7 – Condominiums and Condominium Conversions)
Re-subdivision of existing lot(s)/condominiums per proposed expansion of gross commercial and office floor area
12. Development Standards – Title 14
Next Steps In Review Process
Proposed* Next Steps in the Development Review Process/Applications required:
Completion of Code Analysis for Building and Fire codes to determine feasibility and constraints of any remodel activity
Submittal of complete application for Major Exterior Alterations
Return to PEC for Final review of Major Exterior Alterations in July/August time-frame
Return to DRB for Final Review in August/September time-frame
Note:
* The above steps and timelines are suggested by staff to aid the Commission and Applicant in planning for future application requirements and review schedules; additional applications
may be required and timelines (meeting dates) may be subject to change.
IX. STAFF RECOMMENDATION
As this is not a final review, the Community Development Department will not be making a recommendation at this time. Staff is recommending, however, that the Commission listens to
the presentation and identifies any comments or concerns that the Commission may have at this time, with further direction to table the application to July 23, 2007, for formal review.
X. ATTACHMENTS
Cover letter/Project overview and square foot analysis by Applicant
Reduced Plan Set
View Corridor Image – View #1
Final Plat – Rucksack Condominiums
Attachment C
6
17