The URL can be used to link to this page

Home My WebLink AboutPEC130008 Variance Written Request SUMAN A R C H I T E C T S May 7, 2013 Wall Street Building Renovation Variance Application for Site Coverage Variance RE: Section 12-7B-15, Site Coverage, Vail Town Code A. Description of Variance Requested As a part of exterior upgrades being proposed to the existing Wall Street Building, the abandoned area south of the building is proposed to be enclosed as new commercial area.The enclosure would convert a critical yet unutilized section of the Vail Village retail fabric from a dead space into a contributing commercial space. In order to transform the area in focus, a site coverage variance is required. The variance will allow for 202 sq. ft. of additional retail to be created.This enclosure is an important part of significant improvements to a historic structure in the heart of Vail Village. Below is a detailed breakdown of the existing conditions: Zoning Statistics Lot size: 7,301 sq. ft. (0.1676 acres) Zoning: High Density Multiple Family Development Standard Allowed/Required Existing Proposed Setbacks: West 0 ft. 4 ft. No Change South 0 ft. 6.4 ft. 0 ft. East 0 ft. 0 ft. No Change North 0 ft. 0 ft. No Change Site Coverage: 5,841 sq. ft. 5,864 sq. ft. 6,092 sq. ft. (increase of 228 sq.ft.) Commercial: Basement Retail 875 sq. ft. No Change First Floor Retail 3,802 sq. ft. 4,642 sq. ft. (increase of 840 sq.ft.) Second Floor Office 3,495 sq. ft. 3,829 sq. ft. (increase of 334 sq.ft.) Landscape Area: 63 sq. ft. 132 sq. ft. (increase of 69 sq. ft.) Total Proposed Additional Site Coverage 228 sq.ft. michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S B. Analysis of Proposal The Wall Street Building was built in the 1960's prior to zoning and is currently non-conforming to the site coverage restriction of 80%of lot size. In addition, buildings were developed around the Wall Street Building creating the unique alley condition along the south property line. Improvements to the surrounding buildings and streetscape have occurred over the years, yet the Wall Street building property has received none. Goals of the proposed renovation are two-fold: one, improve and expand the retail experience along Wall Street and two, improve the material quality, aesthetics, and hierarchy of the architecture. Currently, the "alley" space is an eye sore with run down gate/fences on both ends. It is dark, unused and has become a debris collector. The basement stair that resides in the space has not functioned for years. The Vail Village Urban Design Guide plan encourages spaces in the village core to provide interest and vibrancy for the pedestrian experience.Some key excerpts from the Guide Plan that resonate with this application are: • Infill commercial storefronts expansion of existing buildings, or new infill development to create new commercial activity generators to give street life and visual interest, as attractions at key locations along pedestrian routes. • Facade improvements. Eyesores removed, increased facade transparency, entries simplified and oriented to intersection. This forgotten area of property clearly does not support the intent of the Guide Plan. There is no other space like it in the Village core and therefore, is an exceptional circumstance in its zone district category. Storefront infill at this alley enclosure, as well as along the existing colonnade,will unify the east facade of the Wall Street Building and provide increased transparency for high quality retail space along Wall Street. Additionally, a new stucco finish is proposed to replace the existing brick columns. A new framework around the new storefront openings adds visual strength to the building base. At the northeast corner of the building, step backs in the current east and north facades provide an opportunity for special treatment of the distinct corner form. A new second floor office space with new horizontal wood siding and a unique balcony guardrail further reinforce to importance of the area. The arcade at the northeast corner is partially enclosed to provide better retail fronts to the north and east while still maintaining pedestrian circulation to occur through it. This gives the highly visible corner more prominence and reinforces the buildings main entry area. The proposed new materials and details are not only upgrades to the building quality, but also improvements toward achieving the intent of the Urban Design Guide Plan. See Appendix A for current photos of the Wall Street Building and proposed new stone veneer. michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S C. Approval Criteria 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. By enclosing the proposed area, the variance will allow the retail frontage to flow along Wall Street. The current gate with lock and sign create an eye sore and impediment to the unification of the retail facade. Granting the variance will reinforce the CC1 zoning intent by ensuring "the maintenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrian ways and public greenways, and to ensure continuation of the building scale and architectural qualities that distinguish the village" and is therefore not inconsistent with the limitations on other properties classified in CC1. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. Relief from the strict and literal enforcement is necessary to allow this particular area of the property to achieve compatibility with the character of the surrounding context.The space should have been retail from the beginning and as retail,will better follow the intent of the Urban Design Guide Plan. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The proposed variance will afford a better environment as enclosed space rather than the dark forgotten space that currently exists.The terrace created on top of the enclosure will provide a much more comfortable experience with better light and air versus the confined second level decks that exist today. There is no impact on facilities, utilities, or public safety due to the current locked gate along the east end and the fence along the west end preventing access. michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMA N A R C H I T E C T 5 APPENDIX A PHOTO 1 - Northeast building corner and main entrance of Wall Street Building s._ i y � michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMANL I r r' ARCHITECTS PHOTO 2- East colonnade of Wall Street Building along Wall Street Ir �T michael@sumanarchitects.com East Meadow Drive,Suite 211 • 970.479.7502 Vail, • 81657 1 SUMAN ARCHITECTS PHOTO 3- Northeast 2-story exterior area proposed to be enclosed l - r michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 " 'x r� y `F I I J � k SUMAN ARCHITECTS PHOTO 4-East Side of Wall Street Building lit ho I;- michael@sumanarchitects.com East Meadow Drive,Suite 211 • 970.479.7502 Vail, • 81657 1 SUMAN ARCHITECTS PHOTO 5-Southeast building corner of Wall Street Building and Wall Street lo 3 y, 4 michael@sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S PHOTO 6-Southeast corner of Wall Street Building and alley east end with gate 1 michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S PHOTO 7- East gate of proposed enclosure area �• r fit PRIVATE PROPERTY 1 1h34 uraairc *cnanTe paDr V ! 1 A I l �y michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S PHOTO 8- North side of Wall Street Building r michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T 5 PHOTO 9-West side of Wall Street Building y 9 1� michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 r�r h y SUMAN PHOTO 10-West fence of proposed enclosure area )A michael@Dsumanarchitects.com • : • 4