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Questions submitted by Gwen Scalpello July 2, 2013
1 - With respect to the site coverage variance: My first instinct is to question why
one would approve such a variance for a renovation when it would not be
approved for new construction (Staff memorandum, page 1, Item I
Summary). However, given the statistics quoted in the staff memorandum
regarding site coverage of other buildings in Commercial Core I, it appears the
variance requested is within reason. It also appears the underlying zoning
specifications should be reviewed, since so many buildings are well beyond the
80% site coverage allowed.
Staff response — In recommending approval of the variance staff considered the fact
that the structure is existing and was in place prior to existing the zoning being applied.
The redevelopment of a site would be required to meet a higher standard and comply
with all development standards. As noted in the memo the approval of the requested
variance does not establish a new maximum allowable site coverage for any
redevelopment of the site.
2 - With respect to the addition at the south end of the building:
a. Staff Memorandum, Page 7, Item VII -1 specifically states that the infill of the
space between the current building and the property line will negatively impact
any future improvements to the Hong Kong building with respect to compliance
with Town of Vail Building Code. To allow one building to improve at the expense
of another building's improvement potential should be carefully considered.
Staff response — In the memorandum staff identifies that there are impacts to the
adjacent building which result from a zero setback. Staff does not state there are
negative impacts. The owner of the Hong Kong building is aware of the proposal and in
agreement with the infill and connection to his building.
b. Having found no proposed basement plan in the package, I assume the
basement would be expanded or new foundations built for the extension. If
shoring of this addition requires that the foundation be somehow tied in to the
Hong Kong building, that should be understood so that that owner's approval can
be secured.
Staff response — There is no basement (below grade) level expansion approved
beneath the commercial infill. There will be a footer which will require minimal
excavation and will not be tied into the Hong Kong building structure. The two
structures will remain independent in terms of structure.
3 - With respect to the revisions on the east side of the building: The Wall Street
building certainly is not the most imaginative building in Vail, but it does today
offer more interest than the character -less proposed revisions appear to
contribute. I have read carefully the critique and suggestions offered by Jeff
Winston and strongly recommend you consider them in your review. The straight
facade of glass windows and doors, the narrow breaks, the rectilinear stone and
the narrowing of the pedestrian walkway all seem incompatible with the building
itself, the surrounding area and the village design guidelines.
Staff response — This proposal has not been reviewed by the Design Review Board.
The project will be required to comply with zoning, Vail Village Master Plan, and the Vail
Village Design Considerations.
4 - With respect to the revisions on the north side of the building: As with the
east facade, 1 believe the new window plan on the first floor is incompatible with
the building, the surroundng buildings and the village design guidelines.
Staff response — This proposal has not been reviewed by the Design Review Board.
The project will be required to comply with zoning, Vail Village Master Plan, and the Vail
Village Design Considerations.
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TOWN OF
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Memorandum
TO: Vail Town Council
FROM: Community Development Department
DATE: July 2, 2013
SUBJECT: An appeal, pursuant to Section 12 -3 -3, Appeals, Vail Town Code, of the Town of
Vail Planning and Environmental Commission's approval, with conditions, of a
development review application for the review of a variance from Section 12 -76-
15, Site Coverage, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail
Town Code, to allow for the construction of additions in excess of the prescribed
site coverage; and a request for the review of a major exterior alteration or
modification, pursuant to Section 12 -713-7, Exterior Alterations and Modifications,
Vail Town Code, to the allow for the construction of additions, located at 225 Wall
Street/ Lot B, Block 5C, Vail Village Filing 1, and setting forth details in regard
thereto. (PEC1 30008/PEC1 30009)
Appellant: Vail Town Council
Planner: Warren Campbell
I. SUBJECT PROPERTY
The subject property is located at 225 Wall Street/Lot B, Block 5C, Vail Village Filing 1.
II. VAIL TOWN COUNCIL JURISDICTION
Pursuant to Section 12- 3 -3C -1, Appeal of Planning and Environmental Commission
Decisions; Authority, Vail Town Code, the town council shall have the authority to hear
and decide appeals from any decision, determination or interpretation by any the
planning and environmental commission with respect to the provisions of the Title 12,
Zoning Regulations, Vail Town Code.
III. PROCEDURAL CRITERIA FOR APPEALS
Pursuant to Sections 12- 3 -3C -2 and 12- 3 -3C -3, Appeal of Planning and Environmental
Commission Decisions; Initiation and Procedures, Vail Town Code, there are three
basic procedural criteria for an appeal:
A) Standing of the Appellants
Pursuant to Section 12 -3 -3, Appeals, Vail Town Code, the appellant, the
Vail Town Council has standing as an aggrieved or adversely affected
party to appeal the Planning and Environmental Commission's May 13,
2013, decision.
B) Adequacy of the Notice of the Appeal
A copy of the Public Notice of the Vail Town Council, June 18, 2013,
Public Hearing was sent to the local newspaper on May 31, 2013,
pursuant to Section 12- 3 -3C -3, Procedures, Vail Town Code. This item
was continued at the June 18, 2013, public hearing to the July 2, 2013,
public hearing.
C) Timeliness of the Notice of Appeal
The -Administrative Section of the Town's Zoning Code (12- 3 -3C -3,
Procedures) requires appeals to be filed in twenty (20) days or less. On
May 21, 2013, the appellant, Vail Town Council, filed an appeal (called -up)
of the Planning and Environmental Commission's May 13, 2013, decision
in accordance with Section 12 -3 -3, Appeals, Vail Town Code.
IV. SUMMARY
The question to be answered by the Vail Town Council regarding this appeal is:
Were the requirements of the Commercial Core 1 district Vail Village Master Plan
and the Vail Village Urban Design Guide Plan properly applied in the decision to
allow for a variance and major exterior alteration or modification to the Wall Street
Building located at 225 Wall Street?
Pursuant to Section 12 -3 -3, Appeals, Vail Town Code, the Vail Town Council shall
uphold, uphold with modifications, or overturn the Planning and Environmental
Commission's May 13, 2013, decision.
Town of Vail Page 2
V. BACKGROUND
On May 13, 2013, the Planning and Environmental Commission unanimously approved,
with conditions, a request to allow for the construction of additions in excess of the
prescribed site coverage. By a vote of 3 -2 -0 (Pierce and Bird opposed) the Planning
and Environmental Commission approved with conditions the major exterior alteration
or modification to allow for the construction of additions at the Wall Street Building.
The Vail Town Council (appellant) filed an appeal, pursuant to Section 12 -3 -3, Appeals,
Vail Town Code of the Planning and Environmental Commission's May 13, 2013,
conditional approval of a Town of Vail Planning and Environmental Commission's
approval, with conditions, of development review applications for the review of a
variance from Section 12- 713-15, Site Coverage, Vail Town Code, pursuant to Chapter
12 -17, Variances, Vail Town Code, to allow for the construction of additions in excess of
the prescribed site coverage; and a request for the review of a major exterior alteration
or modification, pursuant to Section 12 -7B -7, Exterior Alterations and Modifications, Vail
Town Code, to the allow for the construction of additions, located at 225 Wall Street/ Lot
B, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC1 30008/PEC1 30009).
On June 18, 2013, the Vail Town Council, upheld, with modification, the Design Review
Board's approval of a new storefront at the Gore Creek Gallery and Traveler Books
commercial space located at 158 Gore Creek Drive #132 /Lots A, B, and C, Block 5C,
Vail Village Filing 1. The Vail Town Council modified the approved application to
require a revised plan which included a knee wall matching the height of the existing
knee wall on the commercial store front.
VI. REQUIRED ACTION
Pursuant to Section 12 -3 -3, Appeals, Vail Town Code, the Vail Town Council shall
uphold, uphold with modifications, or overturn the Planning and Environmental
Commission's May 13, 2013, decision.
Should the Vail Town Council choose to uphold the determination of the Town of Vail
Planning and Environmental Commission, the following statement is recommended:
"The Vail Town Council finds as follows:
The Commercial Core 1 district, Vail Village Master Plan and the Vail Village
Urban Design Guide Plan were properly applied in regard to the May 13, 2013,
Town of Vail Page 3
Planning and Environmental Commission's, approval with conditions, of
development review applications for a variance from Section 12- 7B -15, Site
Coverage, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town
Code, to allow for the construction of additions in excess of the prescribed site
coverage; and a request for the review of a major exterior alteration or
modification, pursuant to Section 12 -7B -7, Exterior Alterations and Modifications,
Vail Town Code, to the allow for the construction of additions, located at 225 Wall
Street/ Lot B, Block 5C, Vail Village Filing 1, and setting forth details in regard
thereto. (PEC1300081PEC130009)"
VII. ATTACHMENTS
A. Planning and Environmental Commission May 13, 2013 memorandum
B. Planning and Environmental Commission May 13, 2013 hearing results
Town of Vail Page 4
TOWN OF "VAIL-1
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: May 13, 2013
SUBJECT: A request for the review of a variance from Section 12- 7B -15, Site Coverage,
Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow
for the construction of additions in excess of the prescribed site coverage; and a
request for the review of a major exterior alteration or modification, pursuant to
Section 12 -7B -7, Exterior Alterations and Modifications, Vail Town Code, to the
allow for the construction of additions, located at 225 Wall Street/ Lot B, Block
5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008,
PEC130009)
Applicant: Wall Street Commercial, LLC, represented by Suman Architects
Planner: Warren Campbell
SUMMARY
The applicant, Wall Street Commercial, LLC, represented by Suman Architects, is
requesting the review of a variance from Section 12- 7B -15, Site Coverage, Vail Town
Code, pursuant to Chapter 12 -17, Variances, Vail Town Code, and the review of an
exterior alteration or modification, pursuant to Section 12 -7B -7, Exterior Alterations and
Modifications, Vail Town Code, to the facilitate the construction of a commercial addition
at 225 Wall Street (Wall Street Building).
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 approval, with a condition, of the proposed site coverage variance and
approval, with conditions, of the proposed exterior alteration or modification subject to
the findings noted in Section VIII of this memorandum.
Staff's recommendation of approval on the site coverage variance considered the fact
that the proposal is not a demo /rebuild and is an addition to an existing structure.
Proposals to demo /rebuild are expected to comply with the applied zoning. Approval of
a variance does not establish the allowable development on the site, in this case site
coverage, when a demo /rebuild is proposed.
Staff's recommendation of approval, with conditions, on the major exterior alteration
includes multiple conditions to address compliance of the proposal with the Vail Village
Design Considerations.
II. DESCRIPTION OF REQUEST
The applicant, Wall Street Commercial, LLC, represented by Suman Architects, is
requesting the review of:
A site coverage variance to expand the footprint of the building by 228 square
feet resulting in an increase in site coverage from 80.3% to 83.4% (80%
permitted). The area on top of the commercial expansion would replace and
become the deck for the unit above.
A major exterior alteration to facilitate the expansion of the first floor retail area by
840 square feet and the second floor office by 459 square feet.
The proposed site coverage expansion occurs in the space between the Wall Street and
the Hong Kong Buildings. The proposal is to increase the commercial floor level south
to the shared property line. The commercial expansions under the arcade do not count
towards site coverage as they are beneath structure above.
The proposal includes new fagade materials and colors on the ground floor commercial
and the floor levels above. All new fagade materials are located on the east and north
elevations. The west and south facades are to remain unchanged.
A vicinity map (Attachment A), the applicant's written request (Attachments B), the
proposed site and architectural plans (Attachment C), two memorandums from Jeff
Winston, Town of Vail consultant, (Attachment D) are attached for review.
III. BACKGROUND
The subject property was a part of the original Town of Vail which became effective by
the election of August 23, 1966, and the court order of August 26, 1966.
The existing Wall Street Building was completed in 1968 prior to zoning in Vail. The
property was subsequently zone Commercial Core I District and in 1980 became
subject to the Vail Village Design Considerations of the Vail Village Master Plan which
rendered the structure legally non - conforming in regards to site coverage.
On September 10, 1990, the Planning and Environmental Commission approved a
major exterior alteration was approved to increase the American Ski Exchange
commercial space by 96 square feet. This approval facilitated the reconfiguration of the
entry and a bay window.
Town of Vail Page 2
On December 16, 1991, the Planning and Environmental Commission approved a major
exterior alteration was approved to increase the Rightfit Sports (currently Jewels of the
West) commercial space by 10 square feet and a second floor office space by 5 square
feet.
On April 12, 1993, the Planning and Environmental Commission approved a major
exterior alteration to add 35 square feet of commercial floor area to the American Ski
Exchange tenant space.
On April 10, 2000, the Planning and Environmental Commission approved a conditional
use permit to eliminate a dwelling unit through the combination of Units 301 and 303.
The result was a decrease in the number of dwelling units on the site from 9 to 8. NO
exterior alterations were proposed.
On June 24, 2002, the Planning and Environmental Commission approved a major
exterior alteration and height variance request for the consolidation of Units 301 and
303 resulting in the addition of to dormers on the west elevation.
On March 11 and 25, 2013, the Planning and Environmental Commission tabled this
request without discussion.
On April 8, 2013, the Planning and Environmental Commission held a public hearing on
the proposal and tabled it after discussion. The Commission identified a need for a site
plan which shows the buildings on the east side of Wall Street to establish context, an
increase in the landscaping on the west elevation of the Wall Street Building, a change
to the first floor commercial infill at the northeast corner to open up site lines into Wall
Street, and the need for a pedestrian easement.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that the following provisions of the Vail Town Code are relevant to the
review of this proposal:
TITLE 12: ZONING REGULATIONS
Article 12 -713 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 zoning 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
Town of Vail Page 3
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.
Chapter 12 -17, Variances (in part)
12 -17 -1: PURPOSE:
A. Reasons For Seeking Variance: In order to prevent or to lessen such practical
difficulties and unnecessary physical hardships inconsistent with the objectives of
this title as would result from strict or literal interpretation and enforcement,
variances from certain regulations may be granted. A practical difficulty or
unnecessary physical hardship may result from the size, shape, or dimensions of a
site or the location of existing structures thereon; from topographic or physical
conditions on the site or in the immediate vicinity, or from other physical limitations,
street locations or conditions in the immediate vicinity. Cost or inconvenience to the
applicant of strict or literal compliance with a regulation shall not be a reason for
granting a variance.
VAIL LAND USE PLAN
CHAPTER 11 — LAND USE PLAN GOALS /POLICIES:
The goals articulated here reflect the desires of the citizenry as expressed through the
series of public meetings that were held throughout the project. A set of initial goals
were developed which were then substantially revised after different types of opinions
were brought out in the second meeting. The goal statements were developed to reflect
a general consensus once the public had had the opportunity to reflect on the concepts
and ideas initially presented. The goal statements were then revised through the review
process with the Task Force, the Planning and Environmental Commission and Town
Council and now represent policy guidelines in the review process for new development
proposals. These goal statements should be used in conjunction with the adopted Land
Use Plan map, in the evaluation of any development proposal.
The goal statements which are reflected in the design of the proposed Plan are as
follo ws:
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.
1.3. The quality of development should be maintained and upgraded whenever
possible.
Town of Vail Page 4
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).
4. Village Core/ Lionshead
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.
5.4. Residential growth should keep pace with the market place demands for a
full range of housing types.
VAIL VILLAGE MASTER PLAN
Vail Village Master Plan
VAIL VILLAGE DESIGN CONSIDERATIONS
Vail Village Design Considerations
V. SITE ANALYSIS
Address:
Legal Description:
Zoning:
Land Use Plan Designation
Current Land Use:
Lot Size:
Geological Hazards:
Town of Vail
225 Wall Street
Lot B, Block 5C, Vail Village Filing 1
Commercial Core I (CC1)
Village Master Plan
Mixed Use
7,301 sq.ft. (0.1676 acre)
None
Page 5
Standard
Lot Area
Setback:
West
East
North
South
Height
Site Coverage
Landscaping
Density (GRFA)
Density DUs
Parking
*Vail Village Design Plan
Allowed /Required
5,000 sf
per VVDG*
per VVDG
per VVDG
per VVDG
60% less than 33 ft.
40% from 33 ft. to 43 ft
0% over 43 ft.
5,840.8 sf
80%
no net loss softscape
5,840 sf
4 DUs
(25 DUs /acre)
12 DUs
(1.4 /DU)
Commercial
Existing Proposed
7,301 sf no change
4 feet
no change
0 feet
no change
0 feet
no change
6.4 feet
0 feet
100%
no change
91%
no change
9%
no change
5,864 sf
6,092 sf
80.3%
83.4%
63 sf
132 sf
(0.01%)
(0.02 %)
n/a
no change
8 DUs
no change
13 required no change
0 provided
0 required no change
VI. SURROUNDING LAND USES AND ZONING
Land Use
Zoning
North: Children's Fountain
No zoning
South: Commercial (Hong Kong Building)
Commercial Core I
East: Mixed Use (Casino Building)
Commercial Core I
West: Mixed Use (Lodge at Vail)
Commercial Core I
VII. REVIEW CRITERIA
Site Coverage Variance
The review criteria for a variance request of this nature
are prescribed by Chapter 12-
17, Variances, Vail Town Code, as follows:
Town of Vail Page 6
1. The relationship of the requested variance to other existing or potential uses
and structures in the vicinity.
The existing Wall Street Building currently exceeds the allowable site coverage in the
CC1 district. The proposal to add an additional 228 square feet increase the site
coverage to 83.4 %. The proposed increase in site coverage would occur on the south
side of the Wall Street Building up to the shared property line with the Hong Kong
Building. This area is approximately 6.4 feet in width and contains a stairwell to the
basement level. The space is currently fenced off from view and receives no sunlight.
The infill of the space will have impacts to the Hong Kong Building with regard to
compliance with the adopted Town of Vail Building Code should they propose an
addition or redevelopment. The expansion of the Wall Street Building first floor
commercial to the property line will create a zero lot line development. The ownership
of the Hong Kong Building is aware of the requested proposal and have not contacted
the town with concerns. The proposed Wall Street Building expansion does not cause
the Hong Kong Building to make any changes or improvements to remain in compliance
with the Town of Vail Building Code. A benefit of zero lot line construction in this
instance is that an unaesthetic space between the buildings which receives no daylight
will be eliminated and become functional commercial space.
Staff has consistently reviewed site coverage variances in the Vail Village in close
concert with any proposed changes in landscaping. The applicant proposes an
increase in softscape landscaping for the site from 63 to 132 square feet. This net
increase of 69 square feet occurs on the southwest corner of the property. In
conjunction with the major exterior alteration request, Staff discusses the need to
maintain an organically shaped landscape planter along the east fagade with a
minimum of the same area of landscaping. The proposal contains a design to maintain
the area and organically reconfigure the single existing landscaping area along the east
facade of the Wall Street Building.
Staff does not believe the proposal to expand the commercial floor level to the south, in
a space which is visually unattractive and underutilized, will have any negative effect on
the potential uses and structures in the vicinity. Therefore, Staff finds that the proposed
site coverage variance will not be detrimental to the existing or potential uses and
structures in the vicinity.
2. The degree to which relief from the strict and 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 a grant of special privilege.
The proposal would increase the site coverage on the site by 3.1 %. As was stated
previously in the memorandum the Wall Street Building was constructed prior to the
establishment of zoning in Vail. It was subsequently zoned CC1 and rendered non-
conforming with regard to site coverage.
Town of Vail
Page 7
of the existing structures within the CC1 zone district exceed the allowable 80%
overage. Variances have been approved for the Red Lion Building (83.6 %), Vista
Building (85 %), and the Slifer Building (97.5 %). An SDD was approved for the
e Street Lodge (Golden Peak House) to have a site coverage of 94 %. The Clock
r Building (Gorsuch) has an existing site coverage of 87 %.
space proposed for commercial expansion does not serve as a public space,
3trian circulation, or landscaping. The space does not receive sunlight and is
Ily detracting from the village streetscape and architecture. Staff finds that this
>sal will provide the minimum relief from the strict and literal interpretation and
cement of the site coverage regulations necessary to achieve compatibility and
-mity among sites in the vicinity and within CC1 and compliance with the Vail
)rehensive Plan.
iC rlanning and Environmental Commission has held that alterations and variances
for existing buildings may be appropriate based upon each specific set of
circumstances. Projects which are demo /rebuild are not typically afforded variances.
An expectation of compliance is expected for demo /rebuild projects with regard to the
applied zone district. Staff finds that the proposed variance will not constitute a grant of
special privilege.
Staff finds that approval of this site coverage variance in conjunction with the associated
major exterior alteration application, as conditioned by staff, will grant flexibility in the
implementation of the Town's regulations and design guidelines to help protect and
maintain the existing character of Vail Village, consistent with the stated purpose of the
CC1 district and Vail Village Master 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 space proposed for first floor commercial expansion is currently fenced off from
view and contains a staircase to the basement level. The 6.4 foot wide space is located
approximately 40 feet below the roof forms of the Wall Street Building and the adjacent
Hong Kong Building. The space does not currently receive any direct sunlight and is
shade for the entirety of the day and year. Staff finds that the proposed site coverage
variance will have no negative effect on the adjacent properties, light and air,
distribution of population, transportation and traffic utilities, public facilities and utilities,
or public safety in comparison to existing conditions.
4. Such other factors and criteria as the Commission deems applicable to the
proposed variance.
EXTERIOR ALTERATION OR MODIFICATION
A major exterior alteration with the CC1 district requires review and compliance with the
Vail Village Master Plan, the Vail Village Urban Design Guide Plan, the Vail Village
Town of Vail
Page 8
Design Considerations, and the zone district. The review criteria for an exterior
alteration or modification request of this nature are prescribed by Section 12 -713-7,
Exterior Alterations or Modifications, Vail Town Code, as follows:
1. The proposed exterior alteration is in compliance with the purposes of the CC1
district as specified in Section 12 -7B -1, Vail Town Code.
Staff finds that the proposal, if amended as recommended by staff in the following
criteria, is in compliance with the purposes of the CC1 district since it will "maintain the
unique character of the Vail Village Commercial Area ", will provide "adequate light, air,
open space, and other amenities appropriate to the permitted types of buildings and
uses; continues the "maintenance and preservation of the tightly clustered
arrangements of buildings fronting on pedestrianways and public greenways "and
continues the "building scale and architectural qualities that distinguish the Village."
Properties zoned CC1 are required to mitigate the employee generation created by
development. The proposal submitted by the applicant is required to mitigate the
expansion of the commercial floor area. Pursuant to Chapter 12 -23, Commercial
Linkage, Vail Town Code the development is required to mitigate 20% of the employees
generated by the net new floor area. Chapter 22 included regulations identifying
employee generation and mitigation requirements. The applicant is proposing to add
840 of retail and 459 square feet of business /professional office. Based upon these
areas and the proposed land uses the applicant is required to mitigate 0.70 employees.
This can be accomplished either through the provision of employee housing within the
town or payment of a fee -in -lieu. The current fee to mitigate a full employee is $74,481.
The method of mitigation has not been determined by the applicant in conjunction with
this proposal. The mitigation must be selected prior to release of the building permit. If
a fee -in -lieu is selected it is required prior to the issuance of the building permit.
Staff believes the proposal complies with this criterion.
2. The proposal is consistent with applicable elements of the Vail Village Master
Plan, Vail Village Urban Design Guide Plan, Vail Village Design Considerations,
Streetscape Master Plan, and the Vail Comprehensive Plan.
The Vail Village Master Plan identifies the purpose of the plan as follows:
"This Plan is based on the premise that the Village can be planned and designed
as a whole. It 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. It is
intended to result in ordinances and policies that will preserve and improve the
unified and attractive appearance of Vail Village. This Plan emphasizes the
critical need to balance and coordinate parking and transportation systems with
future improvements to Vail Mountain that will increase the "in and out of Valley"
lift capacity. Most importantly, this Master Plan shall serve as a guide to the
staff, review boards and Town Council in analyzing future proposals for
Town of Vail Page 9
development in Vail Village and in legislating effective ordinances to deal with
such development. Furthermore, the Master Plan provides valuable information
for a wide variety of people and interests. For the citizens and guests of Vail, the
Master Plan provides a clearly stated set of goals and objectives outlining how
the Village will grow in the future. "
The Vail Village Master Plan established six goals containing objectives, policies and
action steps. Staff believes the fallowing goals, objectives and policies are applicable to
the Wall Street Building major exterior alteration proposal.
"GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE
PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN
ORDER TO SUSTAIN ITS SENSE OF COMMUNITYAND IDENTITY.
Obiective 1.1: Implement a consistent development review process to reinforce the
character of the Village.
Policy 1.1.1: Development and improvement proiects approved in the Village
shall be consistent with the goals, obiectives, policies and design considerations
as outlined in the Vail Village Master Plan and Urban Design Guide Plan.
Obiective 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.
Obiective 1.4: Recognize the "historic" importance of the architecture, structures,
landmarks plazas and features in preserving the character of Vail Village.
Policy 1.4.1: The historical importance of structures, landmarks, plazas and
other similar features shall be taken into consideration in the development review
process.
Policy 1.4.2: The Town may grant flexibility in the interpretation and
implementation of its regulations and design guidelines to help protect and
maintain the existing character of Vail Village.
Policy 1.4.3: Identification of "historic" importance shall not be used as the sole
means of preventing or prohibiting development in Vail Village.
GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR -
AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND
FOR THE COMMUNITY AS A WHOLE.
Town of Vail Page 10
Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas
throughout the Village and allow for development that is compatible with these
established land use patterns.
Policy 2.1.1: The zoninq code and development review criteria shall be
consistent with the overall goals and obiectives of the Vail Village Master Plan.
Objective 2.2: Recognize the •importance of Vail Village as a mixed use center of
activities for our guests, visitors and residents.
Policy 2.2.1: The design criteria in the Vail Village Urban Design Guide Plan
shall be the primary guiding document to preserve the existing architectural scale
and character of the core area of Vail Village.
Obiective 2.4: Encourage the development of a variety of new commercial activity
where compatible with existing land uses.
Policy 2.4.1: Commercial infill development consistent with established
horizontal zoning regulations shall be encouraged to provide activity -generators,
accessible areenspaces public plazas and streetscane improvements to the
pedestrian network throughout the Village.
Policy 2.4.2: Activity that provides night life and evening entertainment for both
the guest and the community shall be encouraged.
Objective 2.5: Encourage the continued upgrading, renovation and maintenance of
existing lodging and commercial facilities to better serve the needs of our guests.
Policy 2.5.2: The town will use the maximum flexibility possible in the
interpretation of building and fire codes in order to facilitate budding renovations
without compromising life, health and safety considerations.
Obiective 2.6: Encourage the development of employee housing units in Vail
Village through the efforts of the private sector.
Policy 2.6.1: Employee housing units may be required as part of any new or
redevelopment project requesting density over that allowed by existing zoning.
Policy 2.6.2: Employee housing shall be developed with appropriate restrictions
so as to insure their availability and affordability to the local work force.
Policy 2.6.3: The Town of Vail may facilitate in the development of affordable
housing by providing appropriate assistance.
Policy 2.6.4: Employee housing shall be developed in the Village when required
by the Town's adopted Zoning Regulations.
Town of Vail Page 11
GOAL #3 TO RECOGNIZE AS A TOP PRIOTITY THE ENHANCEMENT OF THE
WALKING EXPERIENCE THROUGHOUT THE VILLAGE
Obiective 3.1: Physically improve the existing pedestrian ways by landscaping and
other improvements.
Policy 3.1.1: Private development proiects shall incorporate streetscape
improvements Isuch as paver treatments, - landscaping,, lighting and seating
areas), along adiacent pedestrian ways.
Policy 3.1.2: Public art and other similar landmark features shall be encouraged
at appropriate locations throughout the Town.
Policy 3.1.3: Flowers, trees, water features, and other landscaping shall be
encouraged throughout the Town in locations adjacent to, or visible from, public
areas. "
Chapter 7 of the Vail Village Master Plan identifies ten Vail Village Sub - Areas. Within
each sub -areas concepts are described which are meant to serve as "advisory
guidelines for future land use decisions by the Planning and Environmental
Commission ". The Wall Street Building is located within Sub -Area #3. Sub -Area 3# is
as follows:
"This pedestrianized area of the Village represents the traditional image of Vail.
A mixture of residential and commercial uses, limited vehicular access, and inter-
connected pedestrian ways are some of the characteristics that distinguish this
area from other portions of the Village. With the exception of embellishing
Town of Vail Page 12
pedestrian walkways, developing plazas with greenspace, and adding a number
of infill developments, it is a goal of the community to preserve the character of
the Village as it is today.
The core area, with its 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.
Although it is a goal to maintain design continuity in the Village core, there will be
change in the; core area's built environment. This is mostly due to the number of
properties that have not exercised their full development rights. Most notable
among these properties are the Red Lion Building, the Cyranos Building, the
Lodge at Vail, and the Covered Bridge Building. If each of these and other
properties develop to their full potential, there will undoubtedly be a significant
increase in the level of development in the Village core.
The Vail Village Urban Design Guide Plan has been the primary tool in guiding
private development proposals in the core area since 1980. The Guide Plan will
continue to be used in conjunction with the goals and design criteria outlined in
the Vail Village Master Plan. Infill and redevelopment proposals shall be
reviewed for compliance with the design criteria, goals, obiectives and policies
established in these respective plans."
The Vail Village Design Consideration are a critical element of the Urban Design Guide
Plan. Staff enlisted the architectural design review services of Jeff Winston to aid in the
review of the major exterior alteration's compliance with the Vail Village Design
considerations. Staff has attached Jeff Winston's written comments (Attachment E) for
review.
The Vail Village Design Considerations identify the key physical characteristics of the
Village and provide the tools to assure that new development is consistent with this
established character. These considerations include the following:
A. Pedestrianization
A primary characteristic and significant reason for the success of Vail Village is the
pedestrian experience. The pedestrian experience is comprised of numerous
elements including but not limited to architecture, building scale, material use, vitality
and activity created by the permitted uses on the first floor, connectivity of pedestrian
ways, and landscaping. Wall Street is unique in the Vail pedestrian experience. It is
the one area in the Village in which there is never vehicular travel or loading and
delivery occurring. This factor allowed for a more intimate streetscape design and
increased landscaping.
Town of Vail Page 13
The proposal to infill beneath the arcade and between the Wall Street Building and
the Hong Kong Building will have impact on the pedestrian experience. The infill will
impact current circulation patterns and views. Staff believes this infill will result in
changes to the pedestrian experience, however, through architectural design the
pedestrian experience can be maintained and improved.
Staff believes there are impacts to the - pedestrian experience created by the
proposal to infill a portion of the at -grade two -story design element at the northeast
corner of the Wall Street Building. This opening on the corner of the building
provides for unique views up Wall Street with regard to the pedestrian experience.
Staff believes these views serve to draw pedestrians into Wall Street which is
positive to the overall experience. Additionally, the open arcade at the corner allows
for pedestrians to cut through to Wall Street.
Since the last public hearing the applicant has revised their proposal to infill a portion
of the at -grade two -story design element at the northeast corner. This was in
response to staffs and the Commission's comments regarding the need to maintain
pedestrians views up into Wall Street. The proposal includes the expansion of
commercial floor area while maintaining 4 feet 7 inches between the new
commercial fagade and the corner column. Staff visited the site to see a mock -up of
proposed commercial extension and the 4 feet 7 inch spacing does have a positive
impact on the pedestrian views into Wall Street when compared to a complete infill
of the corner at- grade. Staff believes this design solutions allows for some infill of
the at -grade portion of the northeast corner while maintaining pedestrian views and
a circulation cut - through up to Wall Street.
B. Vehicular penetration
As stated above, Wall Street is unique and benefits from the inability for any
vehicular traffic to enter the street. The proposal does not result in any change to
the ability of vehicles to access the street.
C. Streetscape Framework
The Vail Village Design Considerations identify two methods for improving the
pedestrian experience through the streetscape framework. They include the
inclusion of open space and landscaping to establish a "soft, colorful framework
linkage along pedestrian routes' and the infill of commercial storefronts and infill
development to create "new commercial activity generators to give street life and
visual interest'.
Previously staff identified a concern with the proposal to reduce and reconfigure the
existing landscape planter located on the east fagade of the Wall Street Building.
Currently this is the single landscaping planter on the west side of Wall Street along
the building fagade. The existing planter is comprised of approximately 65 square
Town of Vail Page 14
feet of landscaping with an organic shape. The revised proposal is to maintain the
approximately 65 square feet of softscape in a new irregularly shaped planter.
Staff believes the proposed to maintain the current area of the landscape planter on
the east facade is in keeping the intent of the Code provison requiring no net loss of
landscaping. There is an overall increase in landscaping for the site by 69 square
feet in the southwest corner of the site. This increase in softscape landscaping is a
positive when compared to the existing concrete, however, it will be located behind.
a fence and not serve to enhance the pedestrian experience, provide for the ability
to install permanent plantings, provide for a visual break -up of the built environment,
and tie the Village visually with the mountain setting.
Staff had identified and spoken with the applicant regarding the potential for
additional landscaping along the north facade of the structure facing Children's
Fountain. Staff would like to continue to pursue opportunities to place a landscaping
bed along this facade which would likely be located partial within the Gore Creek
Drive right -of -way. Staff believes opportunities to add additional landscaping to the
east and north facades should be explored and pursued.
D. Street Enclosure
Street enclosure is the term used to define how the built environment should be
design to create a "comfortable" enclosure of the street. Pedestrian streets are
outdoor rooms which need to have specific characteristics to create a comfortable
pedestrian experience. The Vail Village Design Considerations identify an
appropriate width to height ratio for pedestrian ways and adjacent building forms.
The proposal to infill beneath the Wall Street Building arcade will narrow the width of
the pedestrian way, but the overall experience does not change as the upper levels
of the structure create the overall pedestrian experience for Wall Street.
There is approximately 11 feet of width between the Wall Street Building arcade
column line and the landscaping planters to the east at the narrowest point. The
proposed commercial infill of the arcade will eliminate the ability for the outdoor
display of goods within the arcade. With the infill of the arcade tenants may desire
to continue to display their goods outside of their space narrowing the pedestrian
experience of Wall Street. This practice would result in a significant impact on the
width of the pedestrian way and experience of Wall Street. The infill of the arcade
and the continued outdoor display could result in a reduction of the pedestrian width
of Wall Street to approximately 8 feet at the narrowest point (distance between
property line and landscape planters to the east).
Staff recommends that in conjunction with any approval for the infill of the
commercial arcade that the property provide a pedestrian easement from the face of
the facade to the property line. If approved, the easement would contain language
regarding the need to keep the easement free of any obstructions such as outdoor
display.
Town of Vail Page 15
E. Street Edge
The Vail Village Design Considerations identify the need for a "strong but irregular
edge to the street' in the Village Core. There are no standard setback requirements
in Vail Village in order to achieve an "intimate pedestrian scale, placement of
portions of a building at or near the property line is allowed and encouraged to give a
strong definition to the pedestrian street." -
The Street Edge design consideration further describes that it should not be implied
that a continuous building frontage along a property line is appropriate. It states the
following:
"A strong street edge is important for continuity, but perfectly aligned facades
over too long a distance tends to be monotonous. With only a few exceptions in
the Village, slightly irregular facade lines, building iogs, and landscape areas,
give life to the street and visual interest for pedestrian travel."
Staff believes that the propo nfll of the at -grade of the two -story arcade
at the northeast corner of the structu ary to the goal of this consideration.
The arcade at the northeas er serves as an he structure at the
pedestrian level w ' rovides views into Wall Street, shelte , an element of a
unique ar ' ural landmark.
Staff believes that while the infill of commercial arcade further to the south will
remove some of the variability of the street edge it may have the beneficial effect of
making the storefronts more visible.
F. Building Height
The proposed major exterior alteration does not affect building height.
G. View and Focal Points
The Vail Village Design Considerations recognize the need for visual orientation and
connectivity to the mountain and landmarks. The consideration identifies the
importance of view corridors and view connections for pedestrians through out the
Village. The Wall Street Building is not a part of any adopted view corridor as found
in Chapter 12 -22, View Corridors, Vail Town Code.
With the exception noted in the above considers ion arding the infill of the two -
story arcade, staff believes there is no negative impact to views frb 'a-pedestdarr-
perspective created by the proposal. There may be slight impacts on the view to the
stairs on Wall Street from Gore Creek Drive looking south.
H. Service and Delivery
Town of Vail Page 16
ie proposed major exterior alteration does not affect service and delivery to the
e.
n /shade
ie proposed major exterior alteration does not affect the sun /shade aspects of the
Ijacent buildings and pedestrian ways.
- hitecture /Landscaping Considerations
ie Vail Village Design Considerations identify the importance of many elements of
chitecture in creating, establishing, and continuing Vail Village as a special place.
aff has taken the review by Jeff Winston with regard to this consideration and
eluded it below. Staff agrees with Jeff Winston's findings and recommends they be
insidered by the Design Review Board. Two memorandums from Jeff Winston
ive been attached for reference (Attachment D).
Staff finds that the application nee s dified in order to consistent with the
applicable elements of the Vail Comprehensive ing the Vail Village Master
Plan, Urban Design Guide Plan, Design _Co siderations and t 'Land Use Plan, as
outlined above. St�h�aspr edconditio ns to address the needed change be in
compliance with "
3. The proposal does not otherwise negatively alter the character of the
neighborhood.
With the exception of the comments noted above, Staff does not find any other element
that would negatively alter the character of the neighborhood. Therefore, Staff finds that
the proposal is in compliance with this criterion.
VIII. RECOMMENDATION
SITE COVERAGE VARIANCE
The Community Development Department recommends approval, with a condition, of
this request for a variance from Section 12- 713-15, Site Coverage, Vail Town Code,
pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for the construction of
additions in excess of the prescribed site coverage, located at 225 Wall Street/ Lot B,
Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008)
and setting forth details in regard thereto. Staff's recommendation is based upon the
criteria outlined in Section VII of this memorandum and the evidence and testimony
presented.
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission pass
the following motion:
Town of Vail
Page 17
"The Planning and Environmental Commission approves the applicant's request
for a variance from Section 12- 7B -15, Site Coverage, Vail Town Code, pursuant
to Chapter 12 -17, Variances, Vail Town Code, to allow for the construction of
additions in excess of the prescribed site coverage, located at 225 Wall Street/
Lot B, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC130008) and setting forth details in regard thereto."
Should the Planning and Environmental Commission choose to approve this exterior
alteration or modification request, the Community Development Department
recommends the Commission imposes the following condition:
"I. This variance approval is contingent upon the applicant obtaining Town of Vail
approval of the associated major exterior alteration application. "
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission
makes the following findings:
"Based upon the review of the criteria outlined in Section VIl of the Staff
memorandums to the Planning and Environmental Commission dated May 13,
2013, and the evidence and testimony presented, the Planning and
Environmental Commission finds:
1. The granting of this variance will not constitute a granting of special privilege
inconsistent with the limitations on other properties classified in the Commercial
Core 1 District.
2. The granting of this variance will not be detrimental to the public health, safety,
or welfare, or materially injurious to properties or improvements in the vicinity.
3. This variance is warranted for the following reasons:
a. The strict literal interpretation or enforcement of the specified regulation
would result in practical difficulty or unnecessary physical hardship
inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town
Code.
b. There are exceptions or extraordinary circumstances or conditions
applicable to the same site of the variance that does not apply generally to
other properties in the Commercial Core l District.
c. The strict interpretation or enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by the owners of other
properties in the Commercial Core 1 District. "
Town of Vail Page 18
EXTERIOR ALTERATION OR MODIFICATION
The Community Development Department recommends approval, with conditions, of
this request for an exterior alteration or modification pursuant to Section 12 -7B -7,
Exterior Alterations and Modifications, Vail Town Code, to the allow for the construction
of additions, located at 225 Wall Street/ Lot B, Block 5C, Vail Village Filing 1, and
setting forth details in regard thereto. (PEC130009) and setting forth details in regard
thereto. Staff's recommendation is based upon the criteria outlined in Section VII of this
memorandum and the evidence and testimony presented.
slid. a
2013 Outlig'hearing.
Should the Planning and Environmental Commission choose to approve this exterior
alteration or modification request, the Community Development Department
recommends the Commission pass the following motion:
"The Planning and Environmental Commission approves the applicant's request
for an exterior alteration or modification pursuant to Section 12 -7B -7, Exterior
Alterations and Modifications, Vail Town Code, to the allow for the construction of
additions, located at 225 Wall Street Lot B, Block 5C, Vail Village Filing 1, and
setting forth details in regard thereto. (PEC130009)"
Should the Planning and Environmental Commission choose to approve this exterior
alteration or modification request, the Community Development Department
recommends the Commission imposes the following conditions:
"1. This exterior alteration or modification approval is contingent upon the
applicant obtaining Town of Vail approval of the associated design review
application.
2. The applicant shall mitigate the 0.70 employee impact created by this
commercial addition in accordance with the provisions of Chapter 12 -23,
Commercial Linkage, Vail Town Code.
3. The applicant shall provide the Town of Vail with a pedestrian easement
paralleling the extent of the east fagade of the Wall Street Building which shall be
from the building fagade to the property line prior to requesting a certificate of
occupancy. The pedestrian easement shall provide for unobstructed pedestrian
access."
Should the Planning and Environmental Commission choose to approve the exterior
alteration request, the Community Development Department recommends the
Commission makes the following findings:
Town of Vail Page 19
"Based upon the review of the criteria outlined in Section Vll of the Staff
memorandums to the Planning and Environmental Commission dated May 13,
2013, and the evidence and testimony presented, the Planning and
Environmental Commission finds:
1. That the proposed exterior alteration is in compliance with the purposes of the
CC district as specified in section 12 -7B -1 of the Zoning Regulations, and
2. That the proposal is consistent with applicable elements of the Vail
Comprehensive Plan; and
3. That the proposal does not otherwise negatively alter the character of the
neighborhood."
IX. ATTACHMENTS
A. Vicinity Map
B. Applicant's request for the variance and major exterior alteration
C. Proposed architectural plans
D. Memorandums from Jeff Winston dated March 4 and 26, 2013
Town of Vail Page 20
Vail Village Filing 1, Block 5-C, Part of Lots B & C
Lazier Arcade Condos - A.K.At Wall Street Building
(225 Wall Street)
Feet
75 150 Leal Modified: March 6,2013
PEC130008 REV2
May 7, 2013
Wall Street Building Renovation
Variance Application for Site Coverage Variance
RE: Section 12- 713-15, 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 asumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
RECEIVED
By David Rhoades at 90:40 am, May 08, 2013
UHAN
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
iRRiA.. #-rECr
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 CCl 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 CCl .
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.
michaelCsumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
APPENDIX A
PHOTO 1 — Northeast building corner and main entrance of Wall Street Building
michael @sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
WHAN
PHOTO 2 - East colonnade of Wall Street Building along Wall Street
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
_,.. _ _ ........
A.q!NT£CTS.
PHOTO 3 - Northeast 2 -story exterior area proposed to be enclosed
michael @sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
....:
PHOTO 4- East Side of Wall Street Building
michaelC-sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471 .6122
SUNAN
..:
PHOTO 5 - Southeast building corner of Wall Street Building and Wall Street
michael@sumonarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
.SUMAN
PHOTO 6 - Southeast corner of Wall Street Building and alley east end with gate
michael@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81 657 m 970.471.6122
RI; IFCT
PHOTO 7 - East gate of proposed enclosure area
michaei@sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
PHOTO 8 — North side of Wall Street Building
michael @sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
y +�kkE
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Ali-
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t 91
PHOTO 10 - West fence of proposed enclosure area
michael @sumanarchitects.com
141 East Meadow Drive, Suite 211
Vail, CO 81657
o 970.479.7502
m 970.471.6122
.Rc?I:TE -1T5
April 2, 2013
Wall Street Building Renovation
Major Exterior Alteration Application for PEC
RE: Exterior Improvements to the Lazier Arcade Condominium Building - a.k.a. The Wall Street Building
The new owner of retail and second floor office space is proposing to make significant upgrades and
improvements to the existing Wall Street Building in Vail Village. Strategic expansion areas on the retail
and office levels; new storefront infill for improved transparency; new accent siding areas; a corner
anchor /entry element; and miscellaneous finish upgrades make up the bulk of the application.
As it stands today, the Wall Street Building looks tired and lacks the presence of quality expected of
such an important location in Vail Village. The current retail experience is cluttered, forcing pedestrians
to navigate confusing architecture for entry to the structure. Goals of the proposed renovation are
two -fold: one, improved clarity and transparency for the retail experience along Wall Street and two,
improved quality, aesthetics, and hierarchy for the architecture.
Acknowledging the established character of its surroundings, the proposed improvements pursue
balance between prescribed precedence and additional flavor afforded by creative response to a
specific structure's needs. Granting of this exterior alteration proposal will provide the Wall Street
Building with the high quality upgrade encouraged by the Vail Village Master Plan.
URBAN DESIGN CONSIDERATIONS
A. Pedestrianianization
The pedestrianization of Wall Street is reinforced by eliminating the cluttered colonnade space.
The infill brings the retail closer to the existing Wall Street pedestrian stream for improved
connection. With better transparency and building organization, the pedestrians along Wall Street
will have better access to the retail experience.
B. Vehicle Penetration
The proposal has no effect on vehicle penetration surrounding the Wall Street Building
C. Streetscape Framework
The proposal clearly follows the suggested type of improvements in this section.
"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
location along pedestrian routes." The stepped infill of retail storefronts strengthen the void of the
new building entrance providing a variety of spaces along the base of the building.
D. Street Enclosure
The bulk and mass above already exists, yet the retail base is setback, closed, cluttered, and dark.
By pulling the retail forward as a transparent infill with proper interior lighting, the base of the
pedestrian level of the building becomes understandable, inviting and bright.
michael @sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
SUMAN
E. Street Edge
Given the dynamic design of Wall Street and the stepping footprint of the existing Wall Street
Building, their shared irregular edge is strengthened with the proposed retail infill.
F. Building Height
The proposal has no effect on the current building height of the Wall Street Building
G. Views and Focal Points
The view corridor of the ski mountain is reinforced by the strengthened edge of the building edge.
H. Service and Delivery
Currently the existing alley along the south edge of the property is used for box storage and
collects debris. It is inaccessible for vehicle or service use and is therefore useless. It is far more
valuable to the Vail Village as retail space which is what is proposed.
I. Sun /Shade
The existing building massing and height will remain and therefore the proposal has no effect on
the surrounding properties. However, eliminating the dark spaces along the retail level by pulling
the entry and retail forward is a net positive.
ARCHITECTURE /LANDSCAPE CONSIDERATIONS
1. Roofs
As it stands, the Wall Street Building roof embodies the recommendations of this section and the
proposal has no effect on the current roof design.
2. Facades
Materials on the existing building are generally stucco with some brick columns and one wood
siding accent area. Upgrading and enhancing this palette is proposed by replacing the failing
brick with a new smooth stucco finish and giving it more depth for visual strength. An additional
area of siding is also proposed at the NE corner element to reinforce it's importance. Stucco will
still remain the dominant finish of the building per the recommendations of this section.
The new stucco treatment is introduced as an organizing frame around the new storefront
openings which are held to the back of the columns for depth. A new canopy has been
introduced to provide shade, depth and detail to the new east fagade.
The highly visible northeast corner of the building and entry are very confusing and unresolved.
Adding new materials, details, openings and guardrail design creates a strong corner anchor for
the street intersection with completed retail fronts to the north and east. In addition, the strategic
glass infill areas on the first and second levels reinforce the anchor element and provide needed
importance for the building entry location while maintaining pedestrian circulation through it.
Color for the new materials all relate to the natural environment yet hope to liven up the palette.
The new color proposed for the existing textured stucco finish in a vibrant yellow. The new
proposed smooth stucco color is a grey /beige, the wood siding is a richer brown, and the trim
accent color will be a darker version of the siding.
michael @sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
Transparency is a critical part of this application. Replacing the lower level walls and colonnade
with storefront provides the desired openness and attraction this section encourages.
Offices on the second level currently have small repetitive windows which are contrary to their
function and what is typical in the village core. A series of larger window openings will replace the
existing smaller openings for better daylight to the interior. The window units in each group are
then periodically divided with wood trim similar to existing second story window sections in the
village. See photo group 1 for precedence in Vail.
The new predominantly glass NE building corner element is achieved by extending the large retail
sections of glass to the second level commercial. As stated in this section of the guide plan,
"transparent store fronts are 'people attractors" and inviting. Thus, the transparent treatment of
both commercial levels at the NE building corner around the building entrance are very
appropriate. Photo 2 in appendix A shows two story areas of glass on the Gorsuch Building similar
to what is proposed.
3. Windows
The existing column rhythm provides a natural grouping for the new lower level storefront areas.
Each individual retailer will be encouraged to individualize their infill while working with the DRB on
color and divide layout.
The second level commercial "horizontal repetition of single window elements" is contrary to this
section and their commercial function. The new larger second level window groups attempts to
better transition the building window areas from the open retail level to the privatized residential
openings on the third floor.
4. Doors
The proposed doors are part of the storefronts and will have transparency. The final design of
each will be developed with the DRB.
5. Trim
Wood trim is proposed around most openings and groups. The east facing storefront infill areas,
however use the stone columns to frame the openings. Specific details are intended to be
resolved with the DRB.
6. Decks and Patios
The proposal expands the existing second level deck off the south side offices. The shared deck is
a result of the proposed alley expansion and affords a better environment with the additional
area.
7. Balconies
Currently, the Wall Street Building balconies embody the recommendations of this section and the
proposal has no effect on them. They will be freshened up with a new brown stain color to match
the siding color, however. The NE residential on the third level is proposed to have a new open
metal guardrail to reinforce the uniqueness of the NE corner element by adding detail.
8. Accent Elements
Signage and other accent elements will be addressed with the individual tenant improvement
efforts and resolved with the DRB.
michael9sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
+ ...:_ .. :.. ......
9. Landscape Elements
A net increase of 69 sq. ft. of softscape is associated with the proposed improvements. Specific
details and design is intended to be resolved with the DRB. The only existing planter along the east
facade is proposed to be reconfigured while maintaining the same amount of softscape.
10. Service
The building dumpster is currently screened by fencing and the proposal has no effect on this
section.
michael9sumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
APPENDIX A
PHOTO GROUP 1 - Second level commercial horizontal window sections
michaelasumanarchitects.com
141 East Meadow Drive, Suite 211 o 970.479.7502
Vail, CO 81657 m 970.471.6122
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Design Review Memorandum
Project: Wall Street Building, Vail Village, Vail CO
Date: March 4, 2013
Materials reviewed:
Wall Street Building drawing set by Suman Architects
PEC 130008 PEC 13009 Wall Street Building Variance Request
PEC 120008 PEC 130009 Building and Model Images (31D perspectives) by
Suman Architects
Relevant Standards and Guidelines:
Vail Village Master Plan
Vail Village Urban Design Guide Plan
Vail Village Master Plan
Goal 1: Encourage high quality redevelopment while preserving unique architectural
scale of the village in order to sustain its sense of community and identity.
This goal suggests careful attention to the unique scale and character of Wall Street and
always striving for high quality development.
Policy 1.1.1: Development and improvement projects approved the Village shall be
consistent with the goals, objectives, policies and design considerations as outline
in the Vail Village Master Plan and Urban Design Guide Plan.
This policy supports this review.
Policy 2.4.1: 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 through the Village.
This policy generally supports the proposed project.
Objective 4.1: ... Recognize the different roles of each type of open space in
forming the overall fabric of the Village.
The arcade is one of the unique types of pedestrian experiences in the Village. If it is to be
eliminated, it should be with development that contributes to the pedestrian experience.
Vail Village Urban Design Guide Plan
Urban Design Considerations
1. Pedestrianization
Filling in the ground floor module of the arcade on Gore Creek Drive cuts off views and
a passageway for some, that entices people into Wall Street. Otherwise, not
significantly affected.
2. Vehicle Penetration
Name
Date
Page 2
No significant impact.
3. Streetscape Framework
The "22' reconfigured landscape" adjacent to the stairs is a significant loss of the
informal character of the planting beds on Wall Street and should not be accepted.
4. Street Enclosure
Does tend to narrow down the width of the pedestrian walkway, but the overall
enclosure (upper part of the building) is not affected.
5. Street Edge
Enclosing the two -story arcade on the comer of GCD removes a significant inset and
landmark condition in the Village. We recommend not fully enclosing the Gore Creek
Drive corner, but rather leaving at least a portion of the two -story space as a covered
entry way and even pass- through. An alternative would be to at least not fill in the entire
ground floor of this corner.
Further south, the proposed fapade removes some of the variability of the street edge,
but may have a beneficial effect of making those store fronts more visible.
6. Building Height
No impact.
7. Views
Slight impact on views of the stairwell at the south end of Wall Street.
8. Sun /shade
No impact.
Architectural Considerations
Facades
Materials
Removing or covering the stucco on the central portion of the East View removes a
significant presence of stucco in Wall Street —with no apparent benefit. We
understand the challenge in trying to match the existing one -of -a -kind texture, if
there were significant changes in the wall plane. However, in our opinion it is not
essential to match it. In fact, the guidelines suggest flat stucco (see Color section)
to avoid too many fanciful textures. In some places in the Village different textures,
and colors, of stucco are juxtaposed next to each other. As long as the change
occurs at a vertical change in plane (inside corner) it will give the impression of
separate buildings, or an addition at a different time.
The veneer stone material conveyed in the Schematic Design images suggests a
very rectilinear, block -like character, rather than the more natural looking stone
(rougher surface, not straight unbroken horizontal joints, greater variability in stone
sizes) found elsewhere in the Village.
Macintosh HD: Users :jtwinston:Documents.ACTIVE PROJECTS:Vail Design Review.-The Walt Street Bw7ding:Wall Street DesRevMeml.docx
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Lastly with regard to materials, one of the objectives for the Village is to maintain the
adapted image of a "quaint European alpine village." One of the ways that is
accomplished is to use materials in a traditional way. For example, stone would
typically be used as a foundation, or a short wall below a wall of lighter material
(stucco, wood). Often, larger stones would be used as a base, with smaller stones
as the wall or column rises. Stone columns would often also have a wider base.
Stone masonry would not be used over an opening except as an arch or over a
very strong, short lintel.
The way the stone veneer is proposed to be used in this project is not consistent
with any of these general conventions. The tall, slender stone columns, the stone
above long lintels over the windows (and no lintel over the corner infill) will clearly
give a "false stone" appearance.
Colors
The intent of the color guideline is to "provide greater latitude in the use of color in
Vail Village in or der to create visual interest and enliven the area." Shifting from a
warm brown siding to a more gray siding has the opposite effect.
Similarly, the somber color of the stone also takes away some of the vitality of the
building.
Transparency
A high % of ground level transparency is maintained, in fact too high. The large,
continuous, typical commercial glass storefront system is exactly what the
guidelines intend to discourage.
Windows
The ground floor windows shown appear to be a metal -clad commercial storefront
system. Missing elements suggested in the guidelines include:
• Solid knee wall below the windows
• A significant portion of building wall (wider than the column widths
shown) that breaks the windows into discrete grouped segments
• Separate doorways
• Within an overall band of windows, wood members that divide the
windows into vertically proportioned windows.
• Mullions that further subdivide the windows into smaller panes
The second floor windows appear to be a continuous box - window extension
virtually the length of the east - facing fagade. This is inconsistent with several of the
guidelines:
• The upper floors should be predominantly solid (building wall),
punctured by windows.
• Avoid extensive horizontal repetition
• Avoid long continuous glass areas
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• Bay, bow, and box window extensions are consistent with the
guidelines, but as individual elements rather than a long, continuous
mass.
Doors
The doors shown in the Schematic Design also appear to be the doors specifically
discouraged in the Guidelines —metal clad with large single pane windows. Many
other door options are suggested in the guidelines.
Also, not reflected is any sense of a covered entry for doorways —a strong lintel,
recess, or even a canopy.
The canopy over the doorway for Wild Bill's is missing an opportunity to call more
attention to itself.
Trim
There is a broad lintel above the window systems on the ground floor, but no
indication of wide wood trim that is characteristic of the Village and strongly
encouraged in the guidelines.
Signage
The applicant is missing an opportunity to do creative signage, such as wall
graphics on stucco, signs that extend perpendicular to the building.
Discussion:
This building was one of the early buildings in Vail, built before the Design Guidelines were
created. Therefore there are aspects of the existing building are not consistent with the
Guidelines (e.g. box balconies, windows without wide trim, etc.). Obviously, if some
portions of the building are not modified, they will still be inconsistent with the Guidelines.
That being said however, there are significant aspects of the proposed improvements that
are not consistent with the guidelines, especially the Architectural Guidelines. While we
generally support the concept of filling in a significant portion of the arcade, accepting this
proposal in its current form would have a significant negative impact on the character of
one of the charming passageways in Vail Village.
Macintosh HD: Users :jtwinston:Documents.ACTIVE PROJECTS:Vail Design Review:The Wall Street Building:Wall Street DesRevMeml.docx
Design Review Memorandum
Project: Wall Street Building, Vail Village, Vail CO
Date: March 26, 2013
This memorandum builds on the March 4 memorandum, and is pursuant to a site visit with
the applicant.
The proposed building infill is generally consistent with the guidelines, with several
reservations and suggestions:
2.
3.
Given the gradually descending grade of Wall Street to the north, filling in the second
floor of the corner module, as proposed, will still leave a generous ground floor height.
The second floor area can obviously be put to better use than it is currently.
displays. If the displays are then
moved into Wall Street, there will be a
significant narrowing of the corridor. Since the Wall Street Building property apparently
extends about 3' beyond the column line, this would be legally possible. As a condition
Wall Street Building Design Review Memorandum 2
March 28, 2013
Page 2
of expansion, the Town may wish to consider being granted an easement over the
additional property so that it's use can be regulated appropriately.
4. The ground floor windows that fill in the arcade appear to be a metal -clad commercial
storefront system. A stroll around Vail Village reveals that there are a number of
installations that differ from the guidelines, and in fact have metal frames, and large
windows. The difference however, is two key features of these Vail Village applications:
a. most of these installations are
embedded in a wall rather than
continuous windows separated by
narrow columns (that is, there is a more
significant amount of wall separating
the windows than in the Wall St. Bldg
proposal).
b. the frames make either square or
verticle rectangle patterns (not the
horizontal rectangles in the proposal).
To be consistent with the guidelines the
vertical columns should be made wider,
and the horizontal stucco beam should be
made thicker (vertical dimension) to give
more of a sense of a solid, load- bearing
building wall, into which windows have
been inserted.
Wall Street Building Design Review Memorandum 2
March 28, 2013
Page 3
5. With regard to the second floor of the corner, the
narrow stucco beam and columns also give a
modern, non -Vail Village, character. The use of
storefront windows on the second floor are not
consistent with the guidelines, and are not even
actually practical. (In contemporary glass -wall
buildings, office uses usually dictate putting
desks or filing cabinets next to the windows,
which gives an unsightly appearance —or opaque
glass is used — neither of which is desired here.)
An approach more consistent with the guidelines
would be: smaller windows inserted into a solid
wall (e.g. wider horizontal stucco beam, wider
columns, solid wall between banks of windows, taller wall beneath the windows. (The
windows could even be bay windows for interest.)
6. The proposed fapade for the
Jewels of the West, with the
horizontal rectangle windows, isn't
consistent with any of the
guidelines, or the discussion
above, and has modem, almost
Japanese quality. To be consistent
with the guidelines suggests:
window panes that are square or
vertically proportioned rectangles,
at least a small amount of solid
building wall separating windows,
and /or at least wide columns framing the door, and a pitched or awning overhand.