HomeMy WebLinkAboutPEC130021 Plans Approved Sebastian Memo & Attachments 0923130) TOWN OF VAIL `
Memorandum
To: Planning and Environmental Commission
From: Community Development Department
Date: September 23, 2013
Subject: A request for a recommendation to the Vail Town Council on a major amendment
to Special Development District No. 6, Vail Village Inn, pursuant to Section 12-
9A-10, Amendment Procedures, Vail Town Code, to allow for an addition to an
existing dwelling unit, located at 16 Vail Road, (The Sebastian) /Part of Lots M, N,
and O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC130021)
Applicant: AMPH, LLC, represented by Mauriello Planning Group
Planner: Warren Campbell
I. SUMMARY
The applicant, AMPH, LLC, represented by Mauriello Planning Group, is requesting a
recommendation to the Vail Town Council on a major amendment to Special
Development District (SDD) No. 6, Vail Village Inn, pursuant to Section 12- 9A -10,
Amendment Procedures, Vail Town Code, to increase the allowable Gross Residential
Floor Area (GRFA) to allow for an addition to an existing dwelling unit in The Sebastian.
Based upon Staff's review of the criteria outlined in Section VII of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends the Planning and Environmental Commission forwards a
recommendation denial, of the major amendment to Special Development District
(SDD) No. 6, Vail Village Inn, subject to the findings noted in Section VIII of this
memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant is proposing to add approximately 839 square feet of GRFA to the
existing penthouse unit. The proposed addition would result in the unit increasing in
size to approximately 5,989 square feet of GRFA. To accomplish the addition the
proposal includes the following:
The entry on the first floor of the penthouse would be reconfigured resulting in
GRFA being converted to common area hallway for the lodge.
• The existing roof form over the second floor of the penthouse at the northeast
corner of the building would be raised 2 feet in elevation in order to increase the
interior height of the space.
• The second floor would be increased in size by with an expansion to the south.
This proposed area would include a new roof form which would extend to the
south approximately 26 feet. The roof extension would be an increase in height
of approximately 12 feet above the existing roof form.
• An outdoor patio is proposed to extend approximately 11 feet south of the
second floor expansion.
In response to comments provide by the Planning and Environmental Commission on
September 9, 2013, several changes were made to the proposed plan. Those changes
are as follows:
• The roof overhang on the south elevation which served as a partial covering of
the new patio was reduced from 6 feet to 18 inches.
• The shed dormers on the upper floor expansion to the south where changed to
traditional gable forms.
• The existing dormers on the lower floor of the penthouse (fourth floor) below the
addition to the south were clipped.
• On the south elevation the new upper floor roof form has been changed to allow
the eave to return creating the appearance that it is a dormer.
• The reduction in the upper floor roof overhang and the conversion from shed
dormers to traditional gable dormers altered the impact of the proposal on the
pedestrian view from the south, internal to Vail Village Inn.
The applicant has provided a written description of their request, dated September 17,
2013, (Attachment A) and plans dated September 17, 2013 (Attachment B), which are
provided for review. Staff included the elevations presented at the September 9, 2013
public hearing into the plans attached for review so that the changes that were made
can be identified (Attachment B). Those pages have been identified with a text box
stating that they are from the September 9, 2013 proposal.
III. BACKGROUND
On September 4, 2001, the Vail Town Council adopted Ordinance No. 21, Series of
2001, which amended Special Development District No. 6 to allow for the construction
of the Vail Plaza Hotel (The Sebastian) with one dwelling unit, 99 accommodation units,
18 employee housing units, and 50 fractional fee club units.
The Planning and Environmental Commission held public hearings to discuss a request
to convert 2 fractional fee units to dwelling units and one dwelling unit to a fractional fee
unit on April 27, and May 11, 2009. On May 11, 2009, the Planning and Environmental
Commission voted 7 -0 -0 to forward a recommendation of approval, with conditions, to
the Town Council for the proposed special development district amendment.
Town of Vail Page 2
At its May 19, 2009, hearing the Town Council approved the first reading of Ordinance
No. 13, Series of 2009, with modifications that reference to the conversion of the
penthouse dwelling unit to a fractional fee club unit be stricken, and that the sale of the
penthouse unit be a trigger for the expiration of this ordinance in addition to the
Commission's recommended triggers of the specific date May 11, 2012, or the issuance
of an occupancy certificate for the penthouse unit.
On June 2, 2009, the Vail Town Council denied Ordinance No. 13, Series of 2009, upon
second reading. The summary minutes are as follows:
"Connie Dorsey asked that the applicant not be forced to move until there
is a TCO on another unit in the building. During a pause for public
comment, Robert Vogel said there was a pattern of deceit being exhibited
by the applicant and there was no compelling reason to grant the
applicant's request. Fractional owner's legal representative Lindsey
Richards spoke against allowing the applicant to continue to live there.
The applicant, Waldir Prado, said he had been occupying a vacant unit
and no one had been negatively financially impacted. Councilmember
Rogers stated, "1 don't feel like 1 was given a straight story on it ... I don't
have a good feeling we are going to know what is happening here ... I don't
feel like passing this ordinance on second reading is going to help the
Town of Vail.../ do have an interest in hot beds. "Rogers then moved to
deny the ordinance with Councilmember Newbury seconding.
Councilmember Foley said employee housing in the hotel should be
satisfactory for any employee of the hotel. Councilmember Hitt said he felt
like he had been misled. He also agreed that employee housing should be
adequate for the applicant. Newbury said one of the town's overriding
policies is to maintain hot beds. Councilmember Cleveland said the
solution that was presented was not in the public interest. 'It is
inconsistent with the SDD approval plan." Councilmember Daly said there
is a lot more revenue the town is giving up than was previously
anticipated. The motion passed unanimously, 7 -0."
On May 14, 2012, the Planning and Environmental Commission forwarded a
recommendation of approval for amendments to SDD No. 6, Vail Village Inn, and
approved amendments to the existing conditional use permit (CUP) to convert fractional
fee unit 401 to a dwelling unit. This recommendation and CUP amendment approval
resulted in no change to GRFA, an increase in the number of dwelling units from 1 to 2,
and the reduction of the number of fractional fee units from 50 to 49.
On June 19, 2012, the Vail Town Council approved Ordinance No. 7, Series of 2012,
which resulted in an increase in the number of allowable dwelling units to 2 and a
decrease in the number of fractional fee units to 49.
On August 26, 2013, the Planning and Environmental Commission held a work session
on the proposal to add approximately 691 square feet of GRFA to the penthouse unit.
The Commission offered comment on the proposal with regard to the need to evaluate
Town of Vail Page 3
the proposal pursuant to the criteria, the north elevation, and the limited visibility of the
proposed expansion.
On September 9, 2013, the Planning and Environmental Commission held a public
hearing on the request for a recommendation on a major amendment to add GRFA to
the existing penthouse unit. A motion for approval failed and a subsequent motion to
table the request was approved. The Commission gave direction to review the roof
forms and address the concerns stated in the staff memorandum with regard to staff's
response to Criterion 1.
IV. APPLICABLE PLANNING DOCUMENTS
A. Title 12, Zoning Regulations, Vail Town Code
CHAPTER 12 -1, TITLE, PURPOSE AND APPLICABILITY (in part)
Section 12 -1 -2: Purpose:
A. General: These regulations are enacted for the purpose of promoting the
health, safety, morals, and general welfare of the Town, and to promote the
coordinated and harmonious development of the Town in a manner that will
conserve and enhance its natural environment and its established character as a
resort and residential community of high quality.
B. Specific: These regulations are intended to achieve the following more specific
purposes:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and
other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and to
lessen congestion in the streets.
4. To promote adequate and appropriately located off - street parking and loading
facilities.
5. To conserve and maintain established community qualities and economic
values.
6. To encourage a harmonious, convenient, workable relationship among land
uses, consistent with Municipal development objectives.
7. To prevent excessive population densities and overcrowding of the land with
structures.
8. To safeguard and enhance the appearance of the Town.
9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable
natural features.
10. To assure adequate open space, recreation opportunities, and other
amenities and facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viable community.
Town of Vail Page 4
ARTICLE 12 -9A, SPECIAL DEVELOPMENT DISTRICT (in part)
12 -9A -1: Purpose and Applicability.
A. Purpose: The purpose of the special development district is to encourage
flexibility and creativity in the development of land in order to promote its most
appropriate use; to improve the design character and quality of the new
development with the town; to facilitate the adequate and economical provision of
streets and utilities; to preserve the natural and scenic features of open space
areas; and to further the overall goals of the community as stated in the Vail
comprehensive plan. An approved development plan for a special development
district, in conjunction with the property's underlying zone district, shall establish
the requirements for guiding development and uses of property included in the
special development district.
B. Applicability. Special development districts do not apply to and are not
available in the following zone districts: hillside residential, single - family
residential, two - family residential and two - family primary/secondary residential.
12- 9A -10: AMENDMENT PROCEDURES:
B. Major Amendments:
1. Requests for major amendments to an approved special development district
shall be reviewed in accordance with the procedures described in section 12 -9A-
4 of this article.
2. Owners of all property requesting the amendment, or their agents or
authorized representatives, shall sign the application. Notification of the proposed
amendment shall be made to owners of all property adjacent to the property
requesting the proposed amendment, owners of all property adjacent to the
special development district, and owners of all property within the special
development district that may be affected by the proposed amendment (as
determined by the department of community development). Notification
procedures shall be as outlined in subsection 12 -3 -6C of this title.
V. SURROUNDING LAND USES
Land Uses Zoning
North: 1 -70 right -of -way Not Zoned
South: Mixed Use Public Accommodation
East: Mixed Use SDD #39 (Solaris)
West: Multiple Family Public Accommodation and SDD #21 (Gateway)
Town of Vail Page 5
VI. ZONING ANALYSIS
Development Standard
Approved/ Existing
Proposed
Change
Density
- Dwelling Units
2 DU
2 DU
No change
- Fractional Fee Units
49 FFU
49 FFU
No change
- Accommodation Units
100 AU
100 AU
No change
Gross Residential
Floor Area (GRFA)
-AU & FFU ( >70 %)
97,788 sq ft (94 %)
97,788 sq ft (93.3 %)
No change
-DU ( <30 %)
6,136 sq ft (6 %)
6,975 sq ft (6.7 %)
+839 sq ft
TOTAL
103,924 sq ft
104,763 sq ft
+839 sq ft
Parking
212.39 spaces
212.39 spaces
required (round to
required (round to
No change
213 spaces)
213 spaces)
218 spaces existing
218 spaces existing
VII. SPECIAL DEVELOPMENT DISTRICT AMENDMENT REVIEW CRITERIA
Before acting on a major amendment to a special development district amendment
application, the Planning and Environmental Commission and Town Council shall
consider the following factors with respect to the proposal:
1. Compatibility: Design compatibility and sensitivity to the immediate
environment, neighborhood and adjacent properties relative to architectural
design, scale, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
In response to the application to increase the allowable GRFA for the penthouse in The
Sebastian, staff researched the documents on file with regard to the initial review of the
Vail Plaza Hotel (The Sebastian). Staff was interested in gaining an understanding of
the influences on the approved bulk, mass, and height of the existing structure. Upon
conducting this research staff obtained an understanding of the bulk, mass, and height
relationships sought between the Vail Plaza Hotel and the adjacent properties.
Those relationships can be seen on the approved elevation drawings which include the
adjacent Gateway and Vail Village Inn Phase III structures (Attachment B). The
inclusion of the adjacent structures on the elevations illustrates the goal of having
elements such as roof forms which step down to create a relationship with the adjacent
structures. Additionally, it can be seen that the alignment of eaves and a general
compatibility with regard to bulk, mass, and height was sought and achieved.
As discussed previously, the proposal includes several changes to the roof form in the
northeast corner of the existing structure. The proposed changes include the raising of
the existing roof form by 2 feet and the expansion of the roof mass south by
approximately 26 feet. Staff has a concern with the proposal's impacts on the existing
Town of Vail Page 6
roof form's relationships with adjacent structures. Furthermore, staff believes there are
impacts on the perceived bulk and mass from the perspective of a pedestrian. While the
change to reduce the southern roof extension by 6 feet had a positive impact on this
concern, staff believes the overall proposal still has a negative impact on the pedestrian
view perspective as seen in the photo rendering.
Staff's concern is best illustrated by a comparison of the existing and proposed east and
south elevations (Attachment B). The expansion of the second floor of the penthouse
unit to the south by approximately 26 feet (reduced from 32 feet) continues to eliminate
an intermediate stepping of the roof forms which was intended to establish a rhythm of
incremental decreasing height from north to south. This existing stepping of the roof
forms results in the southern portion of The Sebastian having a compatible bulk, mass,
and height relationship with the existing structures within the SDD. The proposal to
eliminate the intermediate step has a negative effect on the intended design.
Staff further believes the proposal will have a negative impact on the pedestrian
perception of bulk, mass, and height from the southern perspective looking north. The
current design allows for the pedestrian perception of height to stop at the eaves of the
lowermost roof form which results in the feeling of appropriate and compatible scale
between structures. The proposal (reduced by 6 feet from previous proposal) would
extend a roof form which is largely unseen currently from this perspective thus altering
the perceived height of the structure. The photo rendering provided in the submitted
plans illustrates this concern (Attachment B).
Staff believes there are alternative designs which would address staff's concerns while
maintaining the intent to step the height of the structure down from the north to the
south. Staff's concern is with the expansion of the addition to the south and its impacts
to the architectural rhythm and the pedestrian view impacts. Staff suggests that pulling
the upper floor addition back to a distance where it was minimally perceived from the
pedestrian perspective within Vail Village Inn and the incorporation of a roof form which
maintained the established architectural rhythm would address these concerns.
Further, staff believes a solution to capture additional GRFA would be to enclose the
existing lower floor penthouse patio and create a upper floor patio on the lower floor
expansion.
In reviewing the proposal for compliance with this criterion, staff considered the entirety
of The Sebastian structure. Staff did not simply focus on the changes to the northeast
corner of the top floor of the structure. This was done in order to determine if staff
would have found the structure, as currently proposed, to be of an appropriate scale,
bulk, mass, height, character, and relationship to adjacent properties. Staff does not
believe the proposed changes would have met this criterion during the entitlement
process and therefore cannot find the proposed changes to be in compliance with this
criterion.
Staff finds the proposal does not comply with this criterion.
Town of Vail Page 7
2. Relationship: Uses, activity and density which provide a compatible, efficient
and workable relationship with surrounding uses and activity.
The proposal does not propose to change any of the uses, activity, or densities which
are currently constructed within the project. The uses, activities and density of The
Sebastian were evaluated during the entitlement process and found to be compatible as
currently operated and constructed.
The proposal to increase the allowable GRFA within the SDD requires mitigation of the
impacts to employee generation pursuant to Chapter 12 -24, Inclusionary Zoning, Vail
Town Code. The applicant has stated in their written materials that the pay -in -lieu
option would be selected if the proposal were approved. An increase in the allowable
GRFA by 839 square feet results in a pay -in -lieu fee of $11,297.14 (83.9 sf x $134.65).
Staff finds the proposal complies with this criterion.
3. Parking and Loading: Compliance with parking and loading requirements as
outlined in chapter 10 of this title.
The proposal to add approximately 839 square feet of GRFA to the existing penthouse
unit does not change the required parking or loading and delivery requirements for the
development.
Staff finds the proposal complies with this criterion.
4. Comprehensive Plan: Conformity with applicable elements of the Vail
comprehensive plan, town policies and urban design plans.
Staff has reviewed the Vail comprehensive plan and found the following documents and
associated goals, objectives, statements applicable to this proposal.
Vail Land Use Plan (in part)
1. 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.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
4. 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.
Town of Vail Page 8
4.2. Increased density in the Core areas is acceptable so long as the existing
character of each area is preserved through implementation of the Urban
Design Guide Plan and the Vail Village Master Plan.
4.3. The ambiance of the Village is important to the identity of Vail and should
be preserved. (Scale, alpine character, small town feeling, mountains,
natural settings, intimate size, cosmopolitan feeling, environmental
quality.)
5. 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.
Vail Village Master Plan (in part)
V. GOALS, OBJECTIVES, POLICIES AND ACTION STEPS
GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE PRESERVING
UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN ORDER TO
SUSTAIN ITS SENSE OF COMMUNITYAND IDENTITY.
Objective 1.1: Implement a consistent development review process to reinforce the
character of the Village.
Policy 1.1.1: Development and improvement projects approved in the Village
shall be consistent with the goals, objectives, policies and design considerations
as outlined in the Vail Village Master Plan and Urban Design Guide Plan.
Objective 1.2: Encourage the upgrading and redevelopment of residential and
commercial facilities.
Policy 1.2.1: Additional development may be allowed as identified by the Action
Plan and as is consistent with the Vail Village Master Plan and Urban Design
Guide Plan.
VII. VAIL VILLAGE SUB -AREAS
A major goal of this Plan is to address the Village as a whole and at the same
time be sensitive to the opportunities and constraints that may exist on a site
specific basis. To facilitate long range planning unique to each area of the
Village, ten different sub -areas are delineated in this Plan. Sub -areas were
determined based on a number of different considerations. Foremost among
these were:
• design and site characteristics
Town of Vail Page 9
• geographic or physical boundaries
• land uses and ownership patterns
Each of the ten sub -areas have been evaluated relative to the overall goals,
objectives, and policies outlined for Vail Village. The potential improvement
projects, referred to as sub -area concepts, which have emerged from this
evaluation are graphically represented on the Action Plan. These sub -area
concepts are physical improvements intended to reinforce the desired physical
form of the Village as outlined in the various elements of the Master Plan.
The 10 sub -areas (which follow), provide detailed descriptions of each sub -area
concept and express the relationship between the specific sub -area concepts
and the overall Plan. The applicable goals and objectives are cited for each of
the sub area concepts at the end of each description under "special emphasis. "
The sub -area concepts described in this Section are meant to serve as advisory
guidelines for future land use decisions by the Planning and Environmental
Commission and the Town Council. Compliance with the sub -area concepts
does not assure development approval by the Town.
It is important to note that the likelihood of project approval will be greatest for
those proposals that can fully comply with the Vail Village Master Plan. The
Urban Design Guide Plan includes additional design detail that is to be used in
conjunction with the Vail Village Master Plan sub -area concepts.
MIXED USE SUB -AREA
Town of Vail Page 10
The Mixed -Use sub -area is a prominent activity center for Vail Village. It is
distinguished from the Village core by the larger scale buildings and by the limited
auto traffic along East Meadow Drive. Comprised of five major development
projects, this sub -area is characterized by a mixture of residential /lodging and
commercial activity.
There is a great deal of potential for improvements to both public and private
facilities in the area. Among these is the opportunity to develop gateway entries to
the Village at the 4 -way stop and at the intersection of Vail Road and Meadow
Drive. It is also a long term goal to strengthen the connection between this area
and the Village core area by reinforcing the established pedestrian linkages.
Pedestrianization in this area may; benefit from the development of retail infill with
associated pedestrian improvements along East Meadow Drive and the
development of public access to Gore Creek.
A significant increase in the Village's overnight bed base will occur in this sub -area
with the development of the final, phase of the Vail village Inn project. In addition,
commercial and residential /lodging development potential is identified in sub -area
concepts 3, 4, 6 and 8. The completion of these projects will essentially leave the
sub -area "built out ".
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#1 -1 Vail Village Inn
Final phase of Vail Village Inn project to be completed as established by
development plan for SDD #6. Commercial development at ground, level to
frame interior plaza with greenspace. Mass of buildings shall "step up" from
existing pedestrian -scale along Meadow Drive to 4 -5 stories along the Frontage
Road. Design must be sensitive to maintaining view corridor from 4 -way stop to
Vail Mountain. Special emphasis on 1. 2, 2.3, 2.4, 2.6, 3.2, 4.1, 5.1, 6.1.
Town of Vail Page 11
The review of The Sebastian during the entitlement process determined that the project
was in compliance with the elements of the Vail Comprehensive Plan. There have
been no changes to the Vail Comprehensive Plan with regard to the documents which
address this site. Staff believes the proposed change does not have an overall
negative impact to the intent of stepping building height up from the pedestrian oriented
East Meadow Drive to the South Frontage Road East. As stated in the response to
Criterion 1 staff is concerned about the visual impacts on the south side of the structure
in the pedestrian plaza. Staff believes there are designs which would permit for some
expansion and eliminate the proposal's impact on the pedestrian.
Staff finds the proposal complies with this criterion.
5. Natural and /or Geologic Hazard: Identification and mitigation of natural and /or
geologic hazards that affect the property on which the special development
district is proposed.
The Sebastian is not located within any identified geologic hazard. The property during
construction identified an impact with ground water and implemented a mechanical
system to mitigate the impacts of the ground water on the structure.
Staff finds the proposal complies with this criterion.
6. Design Features: Site plan, building design and location and open space
provisions designed to produce a functional development responsive and
sensitive to natural features, vegetation and overall aesthetic quality of the
community.
The proposal does not include any changes to the site plan, building footprint design or
location, or open space provisions.
Staff finds the proposal complies with this criterion.
7. Traffic: A circulation system designed for both vehicles and pedestrians
addressing on and off site traffic circulation.
The proposal does not include any changes to the pedestrian or vehicular circulation on
or off site.
Staff finds the proposal complies with this criterion.
8. Landscaping: Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recreation, views and function.
The proposal does not include any changes to the landscaping or open space on the
site as identified on the approved development plan.
Staff finds the proposal complies with this criterion.
Town of Vail Page 12
9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
The proposal is intended to be constructed in one phase. Staging for any construction
related activity will be reviewed by the Town of Vail staff to ensure impacts are
minimized to public rights -of -way and adjacent properties. It is anticipated that the use
of the South Frontage Road East right -of -way will be necessary. This right -of -way is
controlled by the Colorado Department of Transportation (CDOT) and will require all
appropriate review and permits from CDOT should the project move forward.
Staff finds the proposal complies with this criterion.
10. Public Benefit: The proposed deviations provide benefits to the town must
outweigh the adverse effects of such deviations.
The initial entitlement approval for The Sebastian included provisions for the inclusion of
public benefits. Staff does not believe this proposal warrants any additional public
benefits, beyond the codified provisions for the mitigation of employee housing.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission forwards a recommendation of denial, to the Town
Council on a major amendment to Special Development District No. 6, Vail Village Inn,
pursuant to Section 12- 9A -10, Amendment Procedures, Vail Town Code, to allow for an
addition to an existing dwelling unit, located at 16 Vail Road, (The Sebastian) /Part of
Lots M, N, and O, Block 5D, Vail Village Filing 1, and setting forth details in regard
thereto. Staff's recommendation is based upon the review of the criteria described in
Section VII of this memorandum and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to forward a
recommendation of denial for this request, the Community Development Department
recommends the Commission pass the following motion:
"The Planning and Environmental Commission forwards a
recommendation of denial to the Town Council for a major amendment to
Special Development District No. 6, Vail Village Inn, pursuant to Section
12- 9A -10, Amendment Procedures, Vail Town Code, to allow for an
addition to an existing dwelling unit, located at 16 Vail Road, (The
Sebastian) /Part of Lots M, N, and O, Block 5D, Vail Village Filing 1, and
setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to forward a
recommendation of denial for this request, the Community Development Department
recommends the Commission makes the following findings:
Town of Vail Page 13
"Based upon the review of the criteria outlined in Section Vll this Staff
memorandum to the Planning and Environmental Commission dated
September 9, 2013, and the evidence and testimony presented, the
Planning and Environmental Commission finds:
1. That the special development district amendment does not comply
with the standards listed in Article 12 -9A, Special Development
District.
2. That the special development district amendment is not consistent
with the adopted goals, objectives and policies outlined in the Vail
comprehensive plan and is not compatible with the development
objectives of the town; and
3. That the special development district amendment is not compatible
with and suitable to adjacent uses and is inappropriate for the
surrounding areas; and
4. That the special development district amendment does not promote
the health, safety, morals, and general welfare of the town and
does not promote the coordinated and harmonious development of
the town in a manner that conserves and enhances its natural
environment and its established character as a resort and
residential community of the highest quality."
Should the Planning and Environmental Commission choose to forward a
recommendation of approval for this request, the Community Development
Department recommends the Commission pass the following motion:
"The Planning and Environmental Commission forwards a
recommendation of approval to the Town Council for a major amendment
to Special Development District No. 6, Vail Village Inn, pursuant to
Section 12- 9A -10, Amendment Procedures, Vail Town Code, to allow for
an addition to an existing dwelling unit, located at 16 Vail Road, (The
Sebastian) /Part of Lots M, N, and O, Block 5D, Vail Village Filing 1, and
setting forth details in regard thereto. "
Should the Planning and Environmental Commission choose to forward a
recommendation of approval for this request, the Community Development
Department recommends the Commission makes the following findings:
"Based upon the review of the criteria outlined in Section Vll this Staff
memorandum to the Planning and Environmental Commission dated
September 9, 2013, and the evidence and testimony presented, the
Planning and Environmental Commission finds:
Town of Vail Page 14
That the special development district amendment complies with the
standards listed Article 12 -9A, Special Development District, or that
a practical solution consistent with the public interest has been
achieved.
2. That the special development district amendment is consistent with
the adopted goals, objectives and policies outlined in the Vail
comprehensive plan and compatible with the development
objectives of the town; and
3. That the special development district amendment is compatible with
and suitable to adjacent uses and appropriate for the surrounding
areas; and
4. That the special development district amendment promotes the
health, safety, morals, and general welfare of the town and
promotes the coordinated and harmonious development of the town
in a manner that conserves and enhances its natural environment
and its established character as a resort and residential community
of the highest quality. "
Should the Planning and Environmental Commission choose to forward a
recommendation of approval for this request, the Community Development
Department recommends the Commission applies the following conditions:
"I. This SDD major amendment approval is contingent upon the applicant
obtaining Town of Vail approval of the associated design review
application.
2. The applicant shall mitigate the employee generation impact created by
the addition of 839 square feet of GRFA in accordance with the
provisions of Chapter 12 -24, Inclusionary Zoning, Vail Town Code.
3. The applicant shall receive and submit in conjunction with the building
permit, all applicable Colorado Department of Transportation approvals
for all impacts to the South Frontage Road East, including construction
staging.
4. The applicant shall amend the recorded condominium map to reflect
the increase in floor area and space designation, prior to requesting a
planning certificate of occupancy inspection."
IX. ATTACHMENTS
A. Written Request dated September 17, 2013
B. Proposed Plans dated September 17, 2013
Town of Vail Page 15
THE SEBASTIAN
VAIL VILLAGE INN, PHASE IV
MAJOR AMENDMENT
TO SPECIAL
DEVELOPMENT
DISTRICT #6
To allow for an addition to the
Penthouse Unit at the Sebastian
Submitted to the Town of Vail:
June 24, 2013
RevisedAugust 12, 2013
Revised September 17, 2013
17 THE
,ebart ion
V A I L
A rl4 ®E9} �[�}Q�j}` i90TCL b Rciio�'IL 5, ld:•I>
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Mauriello Planning Group
PEC130021
RECEIVED
By David Rhoades at 11:12 am, Sep 17, 2013
I. Introduction
The owners of Sebastian, the Marti family, represented by Timbers Resorts, are requesting a major
amendment to Special Development District No. 6 (SDD #6) to allow for an addition to the penthouse
unit (parcel #: 2101- 082 -85 -051). The addition increases the GRFA by 839 sq. ft., and includes exterior
changes to the building, which include changes to the existing secondary roof forms. According to
Section 12 -9A -2: Definitions, Vail Town Code, an increase in GRFA is considered a Major SDD
Amendment.
Based on input from the September 9, 2013, Planning and Environmental Commission, the building
forms have been modified in order to reduce the apparent bulk and mass of the addition. The following
changes were made:
• Roof overhang on the south elevation was reduced from 6 ft. to 18 inches.
• Shed dormers flanking the east and west sides have been converted to traditional gable forms
• Dormers below the addition on the east and west (fourth floor) have been clipped
• Roof form has been brought down on the south elevation to make the addition appear as a
dormer, lowering the eave line
• Addition is set well back from the pedestrian level view plane
The existing penthouse, constructed in 2007, at the Sebastian has never been finished. At this time, the
owners would like to complete the penthouse. The penthouse is a 2 -story unit of approximately 5,150
sq. ft. (as indicated on the original approval). When completed, the penthouse unit will be a 5- bedroom
unit of approximately 5,989 sq. ft. Oddly designed originally, the head - height in some areas of the
existing unit make the floor area unuseable, and to improve the existing layout, the owners are
requesting some modifications to the roof form. The location of the change is difficult to photographic
due to the existing building and surrounding properties. The addition is therefore essentially not visible
from pedestrian areas within the village. The best location to view the proposed locations is from the
road leading to the Spraddle Creek neighborhood as indicated in the photo below:
1
Floor plans are provided below, and a reduction of the complete set of plans has been included in the
appendix of this submittal.
�iIEXISTING MAIN LEVEL �.,�PROPOSED MAIN LEVEL
The Sebastian -Vail Penthouse
.... ..... ,, ,,,,, 0 SCHEMATIC DESIGN Main Level Fit, Plane i
i
�\ EXISTING UPPER LEVEL � \PROPOSED UPPER LEVEL
The Sebastian -Vail Penthouse
C.o do
,,.,, _ O SCHEMATIC DESIGN Upper Level F,1 rPlans
II. Background
The Sebastian is located at 16
Vail Road. The property is part
of Phase IV of Special
Development District No 6,
Vail Village Inn. This SDD has
an underlying zoning of Public
Accommodation (PA).
SDD #6 was adopted by -
Ordinance No. 7, Series of
1976, and has been amended ..
numerous times since its -'y ti_u.�V
original adoption. Ordinance
No. 16, Series of 2004,
amended SDD #6, to allow for y
changes to the approval of the
Vail Plaza Hotel (now known as "
the Sebastian) and to extend
the expiration date of the project. The Vail Plaza Hotel
subsequently lost in a bankruptcy filing by its original owner.
hotel to Ferruco Vail Ventures LLC in January of 2010 for
a purchase price of $46.5 million. Since then, the current
owners have invested millions in improvements and the
hotel has become a major success, with guests such as the
First Lady, Michelle Obama and a feature on the Today
Show. The Sebastian has become a major asset to the
Town of Vail, and annual tax collections from the property
have continued to increase each year.
The approval for the Sebastian currently includes two
whole ownership condo units, consisting of a total of
6,136 sq. ft. of dwelling unit GRFA. The remaining 97,778
sq. ft. of GRFA is within 100 accommodation units and 49
fractional units. One of the two existing whole ownership
condo units is the penthouse unit. However, the interior of
this unit has never been completed. At this time, the
owners are requesting to finish the interior of this unit,
along with some exterior modifications which will allow
the space to be more useable. The original approval
identifies the penthouse unit as having 5,150 sq. ft. of
GRFA.
The Sebastian currently deviates from the maximum height
limitation of the Public Accommodation zone district,
which limits height to 48 ft. The maximum height of the
Sebastian is 77.25 ft., with the height of the tower element
opened in December of 2007 and was
A federal bankruptcy court awarded the
Q o
T
,o
3
at 99.75 ft. The proposed addition to the roof, which is at a maximum of 72.75 ft., does not effect the
approved maximum building height and no additional deviation from the approved maximum building
height is required.
There is no additional parking requirement for this proposal, as parking for the unit has already been
assessed. There is an incremental increase to the employee housing requirements as a result of the
addition of 839 sq. ft. of GRFA, which is addressed in Section III of this application. The proposed
addition will generate an employee housing payment in lieu fee of $1 1,310.60. The property continues
to meet the definition of a lodge, with greater than 70% of the floor area dedicated to accommodation
units or fractional fee club units and the property remains compliant with all other zoning standards.
South Elevation:
Existing
Proposed:
-X
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
u ,
a '
�L
ILI
II. Zoning Analysis
Due to the nature of the addition, only GRFA and employee housing are affected by the project. Below
is an analysis of the proposal with regard to these development standards. Parking, height and density
have also been included, though these standards have not changed as a result of this proposal. All other
standards remain as approved by Special Development District #6.
Standard
Existing
Proposed
Density
Fractional Fee Units
49
No Change
Accommodation Units
100
Dwelling Units
2 (13.6 du /acre)
GRFA
103,924 sq. ft.
104,763 sq. ft.
In AU and FFU (Required >70 %)
97,788 sq. ft. (94 %)
97,788 sq. ft. (93.4 %)
In DU (Required <30 %)
6,136 sq. ft. (6%)
6,975 sq. ft. (6.6%)
Parking
Required
211.69 spaces (rounds to 212)
No Change
Provided
218 spaces
Height
77.25 ft. (sloping roof)
No Change
99.75 ft. (tower)
Employee Housing
Approved prior to Inclusionary
84 sq. ft. (pay -in -lieu)
Requirement
III. Criteria for Review for the Major Amendment to a Special Development
District
Section 12 -9A -8: DESIGN CRITERIA AND NECESSARY FINDINGS, Vail Town Code, provides the
criteria for review of a Major Amendment to a Special Development District. These criteria have been
provided below, along with an analysis of how this proposal complies with these criteria:
I. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and
adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity,
character, visual integrity and orientation.
Applicant Response: The architectural design, scale, bulk, buffer zones, identity, character, visual
integrity and orientation of the hotel remain largely unchanged as a result of the proposed
major amendment. The proposed changes to the roof do not effect the overall maximum
building height of the Sebastian. The proposed roof plan is provided below:
R., .... ; ......... .................. O
�pDE
- -
--------------- �-
- -- n
The Sebastian -Vail Penthouse
SCHEMATIC DESIGN: P %posed RO&Plan
IN
U
The changes to the area of the south side of the penthouse unit roof are not visible from many
locations within the Village, as indicated in the photos below:
Photo I: Taken
approximately from in
front of A Secret Garden.
Photo 2: Taken from deck
area of VVI.
The changes to the north side of the penthouse roof are visible from the Frontage Road, as
indicated in the photo below:
Photo 3: Taken from north
side of South Frontage Road
An analysis of the building stepping of the building is provided below:
BUILDING STEPPING
T q q Q q q 4 q q 4 4 4
EXISTING EAST ELEVATION
PROPOSED EAST ELEVATION
EXISTING
PROPOSED
I
As indicated in the analysis, the proposed addition remains true to the character of the existing
architecture and is compatible with the character of the neighborhood.
Since the original approval of the Sebastian, the character of the Village has changed
dramatically, with many projects approved with greater height than was approved here. The
additions to the building do not alter the overall character of the building which remains
compatible with the immediate environment.
2. Relationship: Uses, activity and density which provide a compatible, efficient fcient and workable relationship
with surrounding uses and activity.
Applicant Response: The Sebastian is a mixed -use type of development, including commercial,
lodging, recreational, and residential uses. There is no change in use or activity, along with no
change to the number of dwelling units for the property. The addition of GRFA to an existing
dwelling unit remains consistent with the intended purpose of the underlying zoning of Public
Accommodation and the intent of Vail Land Use Plan. Adjacent properties include a similar mix
of uses. The density and uses proposed for The Sebastian do not conflict with the compatibility,
efficiency, or workability of the surrounding uses and activities on adjacent properties.
3. Parking And Loading: Compliance with parking and loading requirements as outlined in chapter I 0 of
this title.
Applicant Response: Parking for the penthouse unit was assessed with the original development
of the property. The addition of GRFA does not increase the parking requirement for this unit.
Currently, the property is required 212 parking spaces and there are 218 parking spaces
provided. All parking and loading requirements have been met.
4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town policies
and urban design plans.
Applicant Response: The Sebastian is within the boundaries of the Vail Village Master Plan. The
following general objectives are applicable to this application:
Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial
facilities.
Objective 2.2: Recognize the importance of Vail Village as a mixed use center of activities for our
guests, visitors and residents.
Objective 2.5: Encourage the continued upgrading, renovation and maintenance of existing
lodging and commercial facilities to better serve the needs of our guests.
In addition to the general objectives of the Vail Village Master Plan, the Sebastian is located
within Mixed Use Sub -Area #1 as indicated in the following map:
MIXED USE SUB -AREA
The Vail Village Master Plan offers the following with regard to this property:
#1 -1 Vail Village Inn
Final phase of Vail Village Inn project to be
completed as established by development plan
for SDD #6. Commercial development at
ground, level to frame interior plaza with
greenspace. Mass of buildings shall "step up"
from existing pedestrian -scale along Meadow
Drive to 4 -5 stories along the Frontage Road.
Design must be sensitive to maintaining view
corridor from 4 -way stop to Vail Mountain.
Special emphasis on 1.2, 2.3, 2.4, 2.6, 3.2, 4.1,
5.1, 6.1.
5. Natural And /Or Geologic Hazard: Identification and mitigation of natural and /or geologic hazards that
affect j`ect the property on which the special development district is proposed.
Applicant Response:The proposed addition has has no effect on the above criterion.
6. Design Features: Site plan, building design and location and open space provisions designed to produce a
functional development responsive and sensitive to natural features, vegetation and overall aesthetic
quality of the community.
Applicant Response:The proposed addition has no effect on the above criterion. There are no
changes proposed to the site plan and all open space provisions remain as originally approved.
10
7. Tra f f ic: A circulation system designed for both vehicles and pedestrians addressing on and off site traffic
circulation.
Applicant Response:The proposed addition has no effect on the above criterion.
8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve
natural features, recreation, views and function.
Applicant Response:The proposed addition has no effect on the above criterion.
9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient
relationship throughout the development of the special development district.
Applicant Response:The proposed addition has no effect on the above criterion.
11
IV. Adjacent Addresses
JOHN D GOODMAN
PO BOX 1886
0105 EDWARDS VILLAGE BLVD, STE D -201,
EDWARDS, CO 81632
9VAIL RD,ASSOC
9VAIL RD.
VAIL, CO 81657
JOSEF STAUFER
100 E MEADOW DR #31,
VAIL, CO 81657
ARTHUR ANDREW ABPLANALP JR.
POST OFFICE BOX 2800,
VAIL, CO 81658 -2800
SLIFER MANAGEMENT CO.
C/O MS. SALLY HANLON,
385 GORE CREEK DRIVE - R -2,
VAIL, CO 81657
MCNEILL PROPERTY MANAGEMENT
2077 N. FRONTAGE RD. #300,
VAIL, CO 81657
KEVIN DEIGHAN
12 VAIL ROAD, SUITE 600
VAIL, CO 81657
VAIL HOTEL 09 LLC
GENERAL COUNSEL
745 SEVENTH AVE
NEWYORK, NY 10019
MAURIELLO PLANNING GROUP
PO BOX 4777
EAGLE, CO 81631
CDOT
4201 E.ARKANSAS AVENUE
DENVER, CO 80222
SOLARIS PROPERTY OWNER LLC
141 E MEADOW DR 211
VAIL, CO 81657
FIRSTBANK OFVAIL
FIRSTBANK HOLDING CO
PO BOX 150097
LAKEWOOD, CO 80215 -0097
SONNENALP PROPERTIES INC
20VAIL RD
VAIL, CO 81657
VILLAGE INN PLAZA - PHASEV CONDOMINIUM
ASSOCIATION
CROSSROADS REALTY LTD
PO BOX 1292
VAIL, CO 81658
TALISMAN CONDOMINIUM ASSOCIATION
PTARMIGAN MANAGEMENT
62 E MEADOW DR
VAIL, CO 81657
ONE WILLOW BRIDGE ROAD CONDOMINIUM
ASSOCIATION, INC.
CORPORATION SERVICE COMPANY
1560 BROADWAY STE 2090,
DENVER, CO 80202,
ONE WILLOW BRIDGE ROAD CONDOMINIUM
ASSOCIATION
4148 NORTH ARCADIA DRIVE,
PHOENIZ,AZ 85018 -4302
VAIL GATEWAY PLAZA CONDOMINIUM
ASSOCIATION, INC.
VAIL TAX &ACCOUNTING
P. O. BOX 5940
AVON, CO 81620
TOWN OFVAIL
FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
ONEVAIL ROAD PRIVATE RESIDENCE OWNERS'
ASSOCIATION, INC.
BALLARD SPAHRANDREWS & INGERSOLL LLP
1225 17TH ST., SUITE 2300,
DENVER, CO 80202
ONEVAIL ROAD PRIVATE RESIDENCE OWNERS
ASSOCIATION, INC.
I VAIL ROAD
VAIL, CO 81657
THE RESIDENCES AT SOLARIS CONDOMINIUM
ASSOCIATION
P.O. BOX 5450
AVON, CO 81620
ONE WILLOW BRIDGE COMMERCIAL, LLC
141 EAST MEADOW DRIVE, SUITE 211
VAIL, CO 81657
ONE WILLOW BRIDGE ROAD ASSOCIATION INC
I WILLOW BRIDGE RD
VAIL, CO 81657
VAILVILLAGE PLAZA CONDOMINIUM ASSOCIATION
PO BOX 2264, C/O SLIFER MANAGEMENT COMPANY,
EDWARDS, CO 81632
STEPHEN L STAFFORD
0105 EDWARDSVILLAGE BLVD, SUITE G206,
EDWARDS, CO 81632
12
Appendix: Plans for the Proposed Penthouse Unit at the Sebastian
13
EXISTING MAIN LEVEL
'ACING
,ALL
-ION TO
IELD
%PPROX.
PEC130021
PROPOSED MAIN LEVEL
k . Approved by the
Planning & Environmental Commission
TOWN Of VAI L By Warren Campbell at 7:53 am, Nov 25, 2013
RECEIVED
By David Rhoades at 9:32 am, Sep 18, 2013
The Sebastian -Vail Penthouse
Vail, Colorado
POSS ARCHITECTURE +PLANNING S C H E M A T I C DES I G N Main Level Floor Plans
( T ) E A S T M A I N S T R E E T A S P S N, C O L O R A D O 8 1 6 1 1 0 4 8 16 0 2013 ARCHITTECTUREAND PILAANNING, P.C. September 17, 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 NORTH
POSS ARCHITECTURE + PLANNING
605 EAST MAIN STREET ASPEN, COLORADO 8 16 11
(T) 970 / 925 4755 (F) 970 / 920 2950
EXT. F.O. FR,
EXT. F.O.
EXISTING UPPER LEVEL
0 4 8 16
NORTH
HIS
DRESS
POWDER
r
LJ
0
0
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- II
BALCONY
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tU t
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DRESS
INS
91
GUEST/
MASTER BDRM
KITCHEN
-A 1I-1,
BALCONY
(BALCONY BELOW)
PROPOSED UPPER LEVEL
Approved by the
Planning & Environmental Commission
TOWN Of VAIL 11 By Warren Campbell at 7:53 am, Nov 25, 2013
11
�yI
J
III
II
II
I
The Sebastian -Vail Penthouse
Vail, Colorado
SCHEMATIC DESIGN Upper Level Floor Plans
0 2013 ARCHITTECTURUEANDGPLANNING,P.C. September 17, 2013
+17 8') +
( +1 72') RADIUS = 1,6' - 1" BA
BS(] 735� - - - - - - - -
-7 NOTE: 51<YLIGHT DIMENSIONS I - , , f, 4 ,
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815 B (8
B� I II I III
EXISTING ROOF PLAN
P
SS ARCHITECTURE+ PLANNING
605 EAST MAIN STREET ASPEN, COLORADO 81611
(T) 970 / 925 4755 ( F) 970 / 920 2950
0 8 16 32
NORTH
n 8160.1
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Approved by the
Planning & Environmental Commission
TOWN OF VAIL By Warren Campbell at 7:53 am, Nov 25, 2013
- ( +163')
�
( +162') ,
"'I, \(+161')
The Sebastian -Vail Penthouse
Vail, Colorado
SCHEMATIC DESIGN : Existing Roof Plan
BILL POSS AND ASSOCIATES
(D 2013 ARCHITECTURE AND PLANNING, P.C. September 17, 2013
J \ 174.3' x ` ' Y +174') ^ � +175') (+176') ( +1 77) ^ � +1 70) RADIUS ---15'
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PROPOSED ROOF PLAN
Approved by The Sebastian=Vail Penthouse
Planning & Environmental Commission
TOWN OF VA I L By Warren Campbell at 7:53 am, Nov 25, 2013 Vail, Colorado
POSS ARCHITECTURE PLANNING S C H E M A T I C DES I G N Proposed Roof Plan
(
605 E A S T M A I N S T R E E T A S P S N, COLORADO 8 1 6 1 1 0 8 16 32 � 2013 ARCHITECTURE AND PLANNING, P.C. September 17 , 2 013
(T) 970 / 925 4755 (F) 970 / 920 2950 NORTH
POSS ARGHITFGTUR + PLANNING
605 EAST MAIN STREET ASPEN, COLORADO 81611
(T) 970 / 925 4755 (F) 970 / 920 2950
EXISTING MAIN LEVEL - GRFA
0 4 8 16
NORTH
PROPOSED MAIN LEVEL - GRFA
Approved by the
0 '
Planning & Environmental Commission
TOWN OF VA I L By Warren Campbell at 7 :53 am, Nov 25, 2013
The Sebastian -Vail Penthouse
SCHEMATIC DESIGN
Vail, Colorado
Floor Plans - Area Calculations
O 2013 ARCHITECTURE AND PLLAANNING, P.C. September 17, 2013
POSS ARGHITFGTUR + PLANNING
605 EAST MAIN STREET ASPEN, COLORADO 81611
(T) 970 / 925 4755 (F) 970 / 920 2950
EXISTING UPPER LEVEL - GRFA
0 4 8 16
NORTH
PROPOSED UPPER LEVEL - GRFA
0 . Approved by the
Planning & Environmental Commission
TOWN OF VA I L By Warren Campbell at 7:53 am, Nov 25, 2013
IT AREA SUMMARY:
)POSED GRFA MAIN LEVEL
PROPOSED GRFA UPPER LEVEL
PROPOSED GRFA ADDITION
TOTAL GRFA AREA
3284.00 SQ. FT.
1960.18 SQ. FT.
744.71 SQ. FT.
5988.89 SQ. FT.
The Sebastian -Vail Penthouse
SCHEMATIC DESIGN
Vail, Colorado
Floor Plans - Area Calculations
BILL (D 2013 ARCHITTECTURUEANDPLAANNING,P.C. September 17, 2013
11 10
EXISTING NORTH ELEVATION
revel " S�—
Datum 170' -0"
Approved by the
Planning & Environmental Commission The Sebastian=Vail
TOWN OF UA j L By Warren Campbell at 7 :53 am, Nov 25, 2013
Vail, Colorado
POSS ARCHITECTURE + PLANNING S C H E M A T I C D E S I G N Existing North Elevation
(T) EAST MAIN STREET ASPEN, COLORADO 81611 0 4 8 16 02013 ARCHITECTURE ANDPLLAANNING,P.c. September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 p
Proposed Ridge
Datum 247'-9-
Existin Reid ge
Datum 245'-9"
PROPOSED FORTH ELEVATION
September 9, 2013 proposal
Level U4
Datum 170' -0"
0 Approved by the
Planning & Environmental Commission Sebastmian=Vamil u
TOWN OF VA{ L By Warren Campbell at 7:54 am, Nov 25, 2013
'fail, Colorado
POSS ARCHITECTURE + PL NNING S C H E M A T I C D E S I G N Proposed North Elevation
505 EAST MAIN STREET ASPEN, COLORADO 81611 4 $ 16 apL nNOrasSgCluE��$, August {�1
IT} 97 01 925 4 755 (F) 9701 920 2 95❑ ( I3 ARCH t+JEiwpPWa#NG,R.C. August 29, 2013
Proposed Ridge
Datum 247 —9
Existing Ridge
Datum 245'-9"
11 10
PROPOSED NORTH ELEVATION
revel u4 S�_
Datum 170' -0"
Approved by the
0 . Planning &Environmental Commission The Sebastian=Vail �
��r j By Warren Campbell at 7:53 am, Nov 25, 2013
Vail, Colorado
POSS ARCHITECTURE +PLANNING S C H E M A T I C D E S I G N Proposed North Elevation
(T) EAST MAIN STREET ASPEN, COLORADO 81611 p 4 g 16 02013 ARCHITECTURE ANDPLAANNING,P.C. September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 i'
AREA OF PROPOSEC
ADDITION (SHADED)
Proposed Ridge
Datum 247 —9
Existing Ridge
Datum 245'-9"
LINE OF EXISTING
BUILDING
11 10
Level u4
Datum 170' -0"
PROPOSED NORTH ELEVATION
Approved by the
Planning & Environmental Commission
TOWN OF VAIL � By Warren Campbell at 7:54 am, Nov 25, 2013 The Sebastian=Vail e
Vail, Colorado
POSS ARCHITECTURE +PLANNING S C H E M A T I C D E S I G N North Elevation - Massing Study
(T) EAST MAIN STREET ASPEN, COLORADO 81611 p 4 g 16 02013 ARCHITECTURE ANDPLAANNING,P.C. September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 p
Q Q Q Q Q Q Q Q Q Q Q Q
Y Datum 170 -0"" Datum 170 -0"" Y
EXISTING EAST ELEVATION
0i Approved by the ■ ■
Planning & Environmental Commission The a I a a I a o u s e
TOWN O F Vii I L By Warren Campbell at 7:54 am, Nov 25, 2013
Vail, Colorado
POSS ARCHITECTURE +PLANNING SCHEMATIC DESIGN Existing East Elevation
(T) EAST MAIN STREET ASPEN, COLORADO 81611 0 4 8 16 02013 ARCHITECTURE ANDPLLAANNING,P.c. September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 p
Ak Ridge
WrJ Datum 2.35' -9
Ridge
IV Datum 225' -9"
Level 08
Datum 210' -0"
Level 07
Datum 200` -0"
Level 06
Datum 190' -0"
Grade
Levefi5
atum 180-0,
HISTORIC/NATURAL GRADE
Level 04
Datum 170 -0"
I I I I I I I I I
I I I I I I I I I
I I I I I I I I I I Datum 170 -0"
a I I I I I w
PROPOSED EAST ELEVATION
September 9, 2013 proposal
Approved by the Sebastmian=Vamil
Planning & Environmental Commission
�� � � By Warren Campbell at 7:54 am, Nov 25, 2013 Vail } olorad+o
p0 ARCHITECTURE + PL NNING S C H E M A T I C DESIGN Proposed East Elevation
5T }597 0 EAST
92� 4755 R(F]T970 !920 COLORADO 81611 ii 4 $ 16 0 ?013 ARNIt ANP�+n��ini j# .i:.. ,I'-1ugLisL 2 9} 2013
Ridge
Datum 235' -9"
Ridge
Datum 225' -9"
Level 08
Datum 210' -0"
Level 07 _
Datum 200' -0"
Level 06
Datum 190' -0"
Grade
181' -0"
Level 05
Datum 180 -0
HISTORIC /NATURAL GRADE
Level 04
Datum 170 -0"
POSS ARCHITECTURE + PLANNING
605 EAST MAIN STREET ASPEN, COLORADO 81611
(T) 970 / 925 4755 (F) 970 / 920 2950
Q Q Q Q Q Q Q Q Q Q Q Q
PROPOSED EAST ELEVATION
0 4 8 16
Datum 170 -0"" Y
Approved by the Sebastian=Vail a
Planning &Environmental Commission
TOWN OF VAIL By Warren Campbell at 7:54 am, Nov 25, 2013 Vail, Colorado
SCHEMATIC DESIGN
Proposed East Elevation
O 2013 ARCHITECTURE AND PLAANNING, P.C. September 17, 2013
L M N P Q R S T U V W X
AREA OF PROPOSED
ADDITION (SHADED)
EXISTING LAUNDRY AND TRASH CHUTE FLUES
_ Pro osed Rid e
CD
Datum 247' -9»
j F I T7FI F CI - - - - - Existing Ridge
-17
Datum 245 -9
I I I II I -
-11 -11 1 FI _I
T
LINE OF EXISTING
Ride EXISTING KItCHEN EXHAUST CHIMNEY BUILDING
Datum 235' -9"
II ]000 F
D -
Level 10
Datum
Ride FFI
n
Datum 225' -9» L ���
Level 09
Datum 220' -0»
Level 08 U - - j U Level 08
Datum 210' -0" I � -� - � ,_ »
_ Datum 210'-0"
Level 07 Level 07
Datum 200' -0» s J - -�= - =�T -- -1; - lc Datum 200' -0»
Level 06 t 11 EXHAUST FA �_ I - - - I �� Level 06
i - - _
Datum 190'-0" - - - - `= _ - - Datum 190 -0
11' _r -= ��
Datum 188 -0»
Grade I I -� -II I � I - =- -_ _- Grade
181' -0» _ _ — 181' -0"
Level 05 = � Level 05
Datum 180 -0 - '
liI' I j
Datum 180 -0"
HISTORIC /NATURAL GRADE
AlI Level 04 — Level 04
Datum 170 -0" Datum 170 -0»
PROPOSED EAST ELEVATION
1
Approved by the a I a n_ a I Penthouse
Planning &Environmental Commission The
TOWN OF 'VA f L By Warren Campbell at 7:54 am, Nov 25, 2013
Vail, Colorado
POSS ARCHITECTURE +PLANNING S C H E M A T I C D E S I G N East Elevation - Massing Study
(
605 E A S T M A I N S T R E E T A S / S N, C O L O R A D O 8 1 6 1 1 p 4 g 16 @ 2013 ARCHITTECTURDEANDDPEANNING,P.C. September 17 2013
(T) 970 / 925 4755 ( F ) 970 / 920 2950
P 11
EXISTING SOUTH ELEVATION
Approved by the Planning & Environmental Commission Sebastian=Vail a
TOWN OF VAIL A By Warren Campbell at 7 :54 am, Nov 25, 2013
Vail, Colorado
POSS ARCHITECTURE + PLANNING S C H E M A T I C D E S I G N Existing South Elevation
( T ) E A S T M A I N STREET A S P S N, C O L O R A D O 8 1 6 1 1 0 4 8 16 0 2013 ARCHITECTURE ANDPLLAANNING,P.c. September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950
10 Il
I I
September 9, 2013 proposal
PROPOSED SOUTH ELEVATION
Approved by the The Sebastmian=Vamil u
Planning & Environmental Commission
TOXIN OF VAIL' By Warren Campbell at 7:54 am, Nov 25, 2013 Vail, Colorado
POSS ARCHITECTURE + PL NNING S C H E M A T I C D E S I G N Proposed. South Elevation
505 EAST MAIN STREET ASPEN, COLORADO 81611 (I 4 $ 16 RILLPp ANR SOCIU��$g, August I T} 7 0! 9 2 5 $ 7 5 5 ( F) 117 0 1 920 2 95 0
kJ I3 ARRHII f7)F E WR RLWfe�NS, R.C. August L 9, 2013
P 11
PROPOSED SOUTH ELEVATION
Approved by the The Sebastian=Vail Penthouse
Planning &Environmental Commission
TOWN OF VAIL By Warren Campbell at 7:54 am, Nov 25, 2013 Vail, Colorado
POSS ARCHITECTURE +PLANNING S C H E M A T I C D E S I G N Proposed South Elevation
(T) EAST MAIN STREET ASPEN, COLORADO 81611 p 4 g 16 02013 ARCHITECTURE ANDPLLAANNING,P.c. September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 p
P 11
PROPOSED SOUTH ELEVATION
Approved by the ■ ■
Planning &Environmental Commission
The a I a a I a o u s e
TOWN O f VA h L 11 By Warren Campbell at 7:55 am, Nov 25, 2013
Vail, Colorado
POSS ARCHITECTURE + PLANNING S C H E M A T I C D E S I G N South Elevation - Massing Study
(T) EAST MAIN STREET ASPEN, COLORADO 81611 p 4 g 16 02013 ARCHITECTURE ANDPLAANNING,P.C. Se temeber 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 p
0 0 0 0 0 0 0
Q Q Q Q Q Q Q
Level 03 1 . Level 03
IV Datum 160' -0" Datum 160' -0"
EXISTING WEST ELEVATION
I
I
I
I
I
I
I
I
I
Approved by the The Sebastian=Vail Penthouse
Planning &Environmental Commission
TOWN OF VA I L" By Warren Campbell at 7:55 am, Nov 25, 2013 Vail l l , Colorado
POSS ARCHITECTURE +PLANNING SCHEMATIC DESIGN Existing West Elevation
(T) EAST MAIN STREET ASPEN, COLORADO 81611 p 4 g 16 02013 ARCHITECTUREANDOPIANNING,P.C. September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 p
(D
Proposed Ridge
Datum 247' -9" ,
Existin Rid e
Datum 245' -9"
Level 10
Datum 230' -4"
Level 09
Datum 220' -0"
Lik Level 08
Datum 214' -0"
Lik Level 07
Datum 200' -0"
Level 06
Datum 190' -4"
Level 05
Datum 180' -0"
Lik Level 04
Datum 170'-0"
Lik Level 03
Datum 160' -4"
L01
� I �
I
PROPOSED WEST ELEVATION
September 9, 2013 proposal
Level 43
Datum 160' -0"
I
F3
I
I
I
I
I
0 Approved by the
Planning & Environmental Commission The Sebastmian=Vamil u
TOWN OF 'VA f L By Warren Campbell at 7:55 am, Nov 25, 2013
'fail, Colorado
p0 ARCHITECTHRE + PLANNING S C H E M A T I C D E S I N Proposed West . Elevation
5T)597DI92� 4755 R(F]T970l920 COLORADO 81611 a 4 $ 16 0 01 AR�HIt�C1i/�EP1l� l�#NG,h:.'. August 29, 2013
Proposed Ridge
Datum 247' -9"
Existing Ridge
Datum 245' -9"
Level 10
Datum 230' -0"
Level 09
Datum 220' -0"
Level 08
Datum 210' -0"
Level 07
Datum 200' -0"
Level 06
Datum 190' -0"
Level 05
IV Datum 180' -0"
Level 04
Datum 170'-0"
Level 03
IV Datum 160' -0"
0 0 0 0
Q
0 0 0 0 0 0 0 0 0
PROPOSED WEST ELEVATION
Level 03
Datum 160' -0"
J
I
F3
2
I
1
I
2
I
0 Approved by the Planning & Environmental Commission Sebastian=Vail Penthouse
a
TOWN OF VA l L By Warren Campbell at 7:55 am, Nov 25, 2013
Vail, Colorado
POSS ARCHITECTURE + PLANNING SCHEMATIC DESIGN Proposed West Elevation
(T) EAST MAIN STREET ASPEN, COLORADO 81611 p 4 g 16 02013 ARCHITECTURE ANDPLAANNING,P.C. September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 i'
0 0 0 0 0 0 0
AREA OF PROPOSED
ADDITION (SHADED)
Proposed Ridge
Datum 247' -9"
Existing Ridge
Datum 245' -9"
LINE OF EXISTING
BUILDING
Level 10
Datum 230' -0"
Level 09
Datum 220' -0"
Level 08
Datum 210' -0"
Level 07
Datum 200' -0"
Level 06
Datum 190' -0"
Level 05
IV Datum 180' -0"
Level 04
Datum 170'-0"
Level 03
Datum 160' -0" I I
PROPOSED WEST ELEVATION
Q Q Q Q Q Q Q
I
F3
I
F3
I
I
I
I
I
I
Level 03
Datum 160' -0"
kr Approved by the
Planning & Environmental Commission The Sebastian=Vail
TOWN OF VA! L � ` By Warren Campbell at 7:55 am, Nov 25, 2013
Vail, Colorado
POSS ARCHITECTURE +PLANNING S C H E M A T I C D E S I G N West Elevation - Massing Study
(
605 E A S T M A I N S T R E E T A S P / S N, C O L O R A D O 8 1 6 1 1 p 4 g 16 @ 2013 ARCHITECTURE AND September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950
BUILDING STEPPING
EXISTING EAST ELEVATION
4 4 4° 4 T ° 4 4 4 4 4
PROPOSED EAST ELEVATION
Approximate 48 foot height
limit permitted by the Public
Accommodation Zone
District
EXISTING
Approximate 48 foot height
limit permitted by the Public
Accommodation Zone District
PROPOSED
Approved by the Sebastian=Vail a
Planning &Environmental Commission
TOWN OF VAIL I By Warren Campbell at 7:55 am, Nov 25, 2013 Vail, Colorado
POSS ARCHITECTURE +PLANNING S C H E M A T I C D E S I G N East Elevation - Massing Study
( T ) E A S T M A I N STREET A S P S N, C O L O R A D O 8 1 6 1 1 X 2013 ARCHITTECTURE ANDGPLAANNING,P.G. September 17, 2013
(T) 970 / 925 4755 (F) 970 / 920 2950
��......b " Gateway Building
EXISTING NORTH FRONTAGE ROAD ELEVATION
PROPOSED NORTH FRONTAGE ROAD ELEVATION
SO %&,■%A■■,5 a, Gateway Building
Approved by the
Planning &Environmental Commission The Sebast'ianmVa'il
TOWN OF 'VAlL 1 By Warren Campbell at 7:55 am, Nov 25, 2013
Vail, Colorado
POSS ARCHITECTURE + PLANNING SCHEMATIC DESIGN : Street Section
605 EAST MAIN STREET ASPEN, COLORADO 81611 0 S 16 32 p2013 BILLPOSSAN ANOP TES, C,r�C. September 17, 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 P
DU11U1118 o rnase rte
EXISTING SOUTH PLAZA ELEVATION
PROPOSED SOUTH PLAZA ELEVATION
L.P U 11 U 11 16 v r 1 1 C1JC 111
Approved
b
Planning &Envi ronmental Commission
The Sebastmian=Vail
TOWN OF V
By Warren Campbell at 7:55 am, Nov 25, 2013
Vail, Colorado
POSS ARCHITECTURE + PLANNING SCHEMATIC DESIGN Plaza Section
(T) EAST MAIN STREET ASPEN, COLORADO 8161 1 0 8 16 32 2013 RCFIRE�CTUR ASHD�PLMN)IG.PX. September 17, 2013
(T) 970 / 925 4755 (F) 970 / 920 2950 p
EXISTING VIES!'` FROM NORTH
W.
r_.
♦ �� h` - _lp
r
PROPOSE[ VIEW FROM NORTH
September 9, 2013 proposal
C Approved by the
Planning &Environmental Commission Tai WN OF VAIL By Warren Campbell at 7:55 am, Nov 25, 2013 Sebast'ian=Va'il
Fail, Colorado
POSS ARCHITECTURE + PLANNING SCHEMATIC DESIGN 3D Photo Simulation
605 EAST MAIN STREET ASPEN, COLORADO 81511
0 2013 �Hn AURE o i� hs,R,c. August � of
(T) 971)1925 4755 (E) 9701920 2950 ,
i
EXISTING VIEW FROM NORTH
PROPOSED VIEW FROM NORTH
Approved by the
Planning & Environmental Commission
TO SUN OF VAIL 11 By Warren Campbell at 7:55 am, Nov 25, 2013
Li. I
The Sebastian -Vail Penthouse
Vail, Colorado
POSS ARCHITFff — � PLANNING SCHEMATIC DESIGN : 3D Photo Simulation
(
605 E A S T M A I N S T R E E T A S P / S N, C O L O R A D O 8 1 6 1 1 � 2013 ARCHITECTURE AND September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950
EXISTING VIEW FROM SOUTH
September 9, 2013 proposal
PROPOSED VIEW FROM SOUTH
05 Approved by the
Planning &Environmental Commission Sebast'ian=Va'il
TOWN OF VAIL By Warren Campbell at 7:55 am, Nov 25, 2013
Fail, Colorado
p0 ARCHITECTURE + PLANNING SCHEMATIC DESIGN SD Photo Simulation
5T }5971)1925 MAIN
75STREET
970192000LORADO 8161 1 02013 ARLHiEGA21"20A4IEPic.pr. A U g U s t 29, 2013
,P.y��
P �
1 ; e
EXISTING VIEW FROM SOUTH
r 1
a Tl
I
-Xtv
t
L-
op
PROPOSED VIEW FROM SOUTH
Approved by the
Planning & Environmental Commission
TOWN OF VA j L By Warren Campbell at 7:56 am, Nov 25, 2013
AE
}
The Sebastian -Vail
Penthouse
Vail, Colorado
POSS ARCHITFff — � PLANNING SCHEMATIC DESIGN : 3D Photo Simulation
(
605 E A S T M A I N S T R E E T A S P / S N, C O L O R A D O 8 1 6 1 1 � 2013 ARCHITECTURE AND September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950
r�
PROPOSED VIEW FROM SOUTH
Approved by the
Planning & Environmental Commission
TOWN OF VA j L By Warren Campbell at 7:56 am, Nov 25, 2013
AE
}
The Sebastian -Vail
Penthouse
Vail, Colorado
POSS ARCHITFff — � PLANNING SCHEMATIC DESIGN : 3D Photo Simulation
(
605 E A S T M A I N S T R E E T A S P / S N, C O L O R A D O 8 1 6 1 1 � 2013 ARCHITECTURE AND September 17 2013
(T) 970 / 925 4755 (F) 970 / 920 2950