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HomeMy WebLinkAboutPEC130008 PEC130009 Wall Street Building Memorandum and Attachments 0513130) rowN of vain } 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 I. 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 -713-1: 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 follows: 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: 225 Wall Street Lot B, Block 5C, Vail Village Filing Commercial Core I (CC1) Village Master Plan Mixed Use 7,301 sq.ft. (0.1676 acre) None Town of Vail Page 5 Standard Allowed /Required Existing Proposed Lot Area 5,000 sf 7,301 sf no change Setback: Commercial Core I West: Mixed Use (Lodge at Vail) Commercial Core I West per VVDG* 4 feet no change East per VVDG 0 feet no change North per VVDG 0 feet no change South per VVDG 6.4 feet 0 feet Height 60% less than 33 ft. 100% no change 40% from 33 ft. to 43 ft. 91% no change 0% over 43 ft. 9% no change Site Coverage 5,840.8 sf 5,864 sf 6,092 sf 80% 80.3% 83.4% Landscaping no net loss softscape 63 sf 132 sf (0.01%) (0.02 %) Density (GRFA) 5,840 sf n/a no change Density DUs 4 DUs 8 DUs no change (25 DUs /acre) Parking 12 DUs 13 required no change (1.4 /DU) 0 provided Commercial 0 required no change *Vail Village Design Plan 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 Many of the existing structures within the CC1 zone district exceed the allowable 80% site coverage. Variances have been approved for the Red Lion Building (83.6 %), Vista Bahn Building (85 %), and the Slifer Building (97.5 %). An SDD was approved for the Bridge Street Lodge (Golden Peak House) to have a site coverage of 94 %. The Clock Tower Building (Gorsuch) has an existing site coverage of 87 %. The space proposed for commercial expansion does not serve as a public space, pedestrian circulation, or landscaping. The space does not receive sunlight and is visually detracting from the village streetscape and architecture. Staff finds that this proposal will provide the minimum relief from the strict and literal interpretation and enforcement of the site coverage regulations necessary to achieve compatibility and uniformity among sites in the vicinity and within CC1 and compliance with the Vail Comprehensive Plan. The Planning 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 following 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 COMMUNITY AND 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. Objective 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 ASA WHOLE. Town of Vail Page 10 Obiective 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. Obiective 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 existinq 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 existinq land uses. Policy 2.4.1: Commercial infill development consistent with established horizontal zoning regulations shall be encouraged to provide activity -generators, accessible -greenspaces, public plazas, and streetscape 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. Obiective 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 (such as paver treatments, landscaping, lighting and seating areas), along adjacent 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 adiacent 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: 4 i ►X MSki. I]f VAIL Irame Wit -� — -n f f "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 staff's 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 fagade 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 fagade of the structure facing Children's Fountain. Staff would like to continue to pursue opportunities to place a landscaping bed along this fagade 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 fagade 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 proposed infill of the at -grade portion of the two -story arcade at the northeast corner of the structure is contrary to the goal of this consideration. The arcade at the northeast corner serves as an inset to the structure at the pedestrian level which provides views into Wall Street, shelter, and an element of a unique architectural 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 considerations regarding the infill of the two - story arcade, staff believes there is no negative impact to views from a pedestrian 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 The proposed major exterior alteration does not affect service and delivery to the site. I. Sun /shade The proposed major exterior alteration does not affect the sun /shade aspects of the adjacent buildings and pedestrian ways. J. Architecture /Landscaping Considerations The Vail Village Design Considerations identify the importance of many elements of architecture in creating, establishing, and continuing Vail Village as a special place. Staff has taken the review by Jeff Winston with regard to this consideration and included it below. Staff agrees with Jeff Winston's findings and recommends they be considered by the Design Review Board. Two memorandums from Jeff Winston have been attached for reference (Attachment D). Staff finds that the application needs to be modified in order to be consistent with the applicable elements of the Vail Comprehensive Plan, including the Vail Village Master Plan, Urban Design Guide Plan, Design Considerations and the Vail Land Use Plan, as outlined above. Staff has proposed conditions to address the needed changes to be in compliance with this criterion. 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 VII 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 I 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 1 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 I 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. Should the Planning and Environmental Commission agree with staff's recommendation regarding the enclosure of the at -grade portion of the northeast corner and the incorporation of a minimum of 65 square feet of landscaping on the east and north facades, staff recommends providing direction to the applicant and tabling this item to the April 22, 2013 public 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: "I. 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 CC1 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.A. Wall Street Building (225 Wall Street) Subject Property e This map was created by the Town of Vail GIS Team. use of this map shoved be for general purposes only. The Town of Vail does not warrant the accuracy of the'mformation contained herein. Feet (where shown, parcel line work is approximate) 0 75 150 Last Modified: March 6, 2013 TOWN OF VAIC SUMAN A R C H I T E C T S May 7, 2013 Wall Street Building Renovation Variance Application for Site Coverage Variance RE: Section 12- 7B -15, Site Coverage, Vail Town Code A. Description of Variance Requested As a part of exterior upgrades being proposed to the existing Wall Street Building, the abandoned area south of the building is proposed to be enclosed as new commercial area. The enclosure would convert a critical yet unutilized section of the Vail Village retail fabric from a dead space into a contributing commercial space. In order to transform the area in focus, a site coverage variance is required. The variance will allow for 202 sq. ft. of additional retail to be created. This enclosure is an important part of significant improvements to a historic structure in the heart of Vail Village. Below is a detailed breakdown of the existing conditions: Zoning Statistics Lot size: 7,301 sq. ft. (0.1676 acres) Zoning: High Density Multiple Family Development Standard Allowed /Required Existing Proposed Setbacks: West 0 ft. 4 ft. No Change South 0 ft. 6.4 ft. 0 ft. East 0 ft. 0 ft. No Change North 0 ft. 0 ft. No Change Site Coverage: 5,841 sq. ft. 5,864 sq. ft. 6,092 sq. ft. (increase of 228 sq. ft.) Commercial: Basement Retail 875 sq. ft. No Change First Floor Retail 3,802 sq. ft. 4,642 sq. ft. (increase of 840 sq. ft.) Second Floor Office 3,495 sq. ft. 3,829 sq. ft. (increase of 334 sq. ft.) Landscape Area: 63 sq. ft. 132 sq. ft. (increase of 69 sq. ft.) Total Proposed Additional Site Coverage michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 Vail, CO 81657 228 sq. ft. o 970.479.7502 m 970.471.6122 SUMAN A R C H I T E C T S B. Analysis of Proposal The Wall Street Building was built in the 1960's prior to zoning and is currently non - conforming to the site coverage restriction of 80% of lot size. In addition, buildings were developed around the Wall Street Building creating the unique alley condition along the south property line. Improvements to the surrounding buildings and streetscape have occurred over the years, yet the Wall Street building property has received none. Goals of the proposed renovation are two -fold: one, improve and expand the retail experience along Wall Street and two, improve the material quality, aesthetics, and hierarchy of the architecture. Currently, the "alley" space is an eye sore with run down gate /fences on both ends. It is dark, unused and has become a debris collector. The basement stair that resides in the space has not functioned for years. The Vail Village Urban Design Guide plan encourages spaces in the village core to provide interest and vibrancy for the pedestrian experience. Some key excerpts from the Guide Plan that resonate with this application are: • Infill commercial storefronts expansion of existing buildings, or new infill development to create new commercial activity generators to give street life and visual interest, as attractions at key locations along pedestrian routes. • Facade improvements. Eyesores removed, increased facade transparency, entries simplified and oriented to intersection. This forgotten area of property clearly does not support the intent of the Guide Plan. There is no other space like it in the Village core and therefore, is an exceptional circumstance in its zone district category. Storefront infill at this alley enclosure, as well as along the existing colonnade, will unify the east facade of the Wall Street Building and provide increased transparency for high quality retail space along Wall Street. Additionally, a new stucco finish is proposed to replace the existing brick columns. A new framework around the new storefront openings adds visual strength to the building base. At the northeast corner of the building, step backs in the current east and north facades provide an opportunity for special treatment of the distinct corner form. A new second floor office space with new horizontal wood siding and a unique balcony guardrail further reinforce to importance of the area. The arcade at the northeast corner is partially enclosed to provide better retail fronts to the north and east while still maintaining pedestrian circulation to occur through it. This gives the highly visible corner more prominence and reinforces the buildings main entry area. The proposed new materials and details are not only upgrades to the building quality, but also improvements toward achieving the intent of the Urban Design Guide Plan. See Appendix A for current photos of the Wall Street Building and proposed new stone veneer. michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S C. Approval Criteria 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. By enclosing the proposed area, the variance will allow the retail frontage to flow along Wall Street. The current gate with lock and sign create an eye sore and impediment to the unification of the retail facade. Granting the variance will reinforce the CC1 zoning intent by ensuring "the maintenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrian ways and public greenways, and to ensure continuation of the building scale and architectural qualities that distinguish the village" and is therefore not inconsistent with the limitations on other properties classified in CC 1. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. Relief from the strict and literal enforcement is necessary to allow this particular area of the property to achieve compatibility with the character of the surrounding context. The space should have been retail from the beginning and as retail, will better follow the intent of the Urban Design Guide Plan. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The proposed variance will afford a better environment as enclosed space rather than the dark forgotten space that currently exists. The terrace created on top of the enclosure will provide a much more comfortable experience with better light and air versus the confined second level decks that exist today. There is no impact on facilities, utilities, or public safety due to the current locked gate along the east end and the fence along the west end preventing access. michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T 5 APPENDIX A PHOTO 1 - Northeast building corner and main entrance of Wall Street Building fib* michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S PHOTO 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 SUMAN A R C H I T E C T S 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 SUMAN A R C H I T E C T S PHOTO 4 - East 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 SUMAN A R C H I T E C T S PHOTO 5 - Southeast building corner of Wall Street Building and Wall Street michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S PHOTO 6 - Southeast corner of Wall Street Building and alley east end with gate michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S PHOTO 7 - East gate of proposed enclosure area michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S PHOTO 8 - North side of Wall Street Building michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T 5 PHOTO 9 - West side of Wall Street Building michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T 5 PHOTO 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 SUMAN A R C H I T E C T S 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 A R C H I T E C T S 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. 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. 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 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 facade. 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 SUMAN A R C H I T E C T S 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. michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S 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 fapade 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. michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T 5 APPENDIX A PHOTO GROUP 1 - Second level commercial horizontal window sections michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S PHOTO 2 - Two story areas of transparency for commercial. michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 VVAkLL STREET Bt)ILDINCI E o v . LOT 1 BLOCK 5m VAIL VILLAGE FIRST FILING, VAILCOLORADO 81657 y CNU CN E z �L0 co w N MATERIAL SYMBOLS: ABBREVIATIONS: GENERAL NOTES: DRAWING INDEX: GENERAL' U A0.0 COVER EARTH PLYWOOD ABV ABOVE L LENGTH Ol DO NOT SCALE DRAWINGS SURVEY AFF ABOVE FINISHED FLOOR LDT LIGHT AND DRAPERY TROUGH AP ACCESS PANEL LT LIGHT TROUGH �oo�Jo POROUS FILL FINISH WOOD AC ACOUSTICAL LTL LINTEL 02 VERIFY ALL DIMENSIONS, CONDITIONS AND UTILITY LOCATIONS ON THE JOB SITE PRIOR TO BEGINNING ANY WORK OR ORDERING DRAWING INDEX: ARCHITECTURAL /DRAINAGE ADD ADDENDUM LVR LOUVER ADJ ADJACENT MH MANHOLE ANY MATERIALS. nOTIFY ARCHITECT OF ANY CONFLICTS OR DISCREPANCIES IN THE DOCUMENTS IMMEDIATELY. /� A0.1 ARCHITECTURAL SITE PLAN ALT ALTERNATE MFR MANUFACTURE (ER) STONE MASONRY WOOD -ROUGH ALUM ALUMINUM MO MASONRY OPENING 03 AREAS OF CONFLICTS OR DISCREPANCIES MUST BE FULLY XZ.O EXISTING BASEMENT LEVEL PLAN ARCH ARCHITECT (URAL) MTL METAL RESOLVED WITH WRITTEN APPROVAL FROM THE ARCHITECT BEFORE B BASEMENT MAX MAXIMUM CONSTRUCTION CONTINUES IN THOSE AREAS. X2.1 EXISTING FIRST FLOOR PLAN STRUCTURAL CONCRETE BLOCKING BRG BVL BEARING BEVELED MECH MC MECHANIC (AL) MEDICINE CABINET 04 PLAN DIMENSIONS ARE TO FACE OF STUD OR FACE OF CONCRETE, X2.2 EXISTING SECOND FLOOR PLAN BIT BITUMINUOUS MEM MEMBRANE UNLESS OTHERWISE NOTED. SECTION AND ELEVATION DIMENSIONS ARE BLK BLOCK M METER (S) TO TOP OF CONCRETE, TOP OF PLYWOOD, OR TOP OF WALL PLATES OR X2.3 EXISTING THIRD FLOOR PLAN � CONCRETE MASONRY UNIT GYPSUM BOARD BLKG BOT BLOCKING BOTTOM MM MIN MILLIMETER (S) MINIMUM BEAMS UNLESS OTHERWISE NOTED. A1.1 FIRST FLOOR DEMO PLAN BLDG BUILDING MIR MIRROR 05 PROVIDE ALL NECESSARY BLOCKING IN STUD WALLS AND CEILINGS. A1.2 SECOND FLOOR DEMO PLAN CPT CARPET (ED) MISC MISCELLANEOUS LOCATIONS INCLUDE BUT ARE NOT LIMITED TO CEILING AND WALL BATT INSULATION CSMT C CASEMENT CAULK (ING) MULL NAT MULLION NATURAL MOUNTED FIXTURES, TOILETS, TOILET ACCESSORIES, CABINETRY, COUNTERTOPS, SHELVES AND CLOSET RODS. /� A2.1 PROPOSED FIRST FLOOR PLAN CLG CEILING NR NOISE REDUCTION A2'2 PROPOSED SECOND FLOOR PLAN CT CERAMIC TILE NOM NOMINAL 06 O DENOTES DOORS. REFER TO FLOOR PLANS FOR LOCATIONS. REFER CLR CLEAR NIC NOT IN CONTRACT TO DOOR SCHEDULE FOR DOOR TYPES. X3.1 EXISTING EAST ELEVATION RIGID INSULATION COL COLUMN NTS NOT TO SCALE - CONC CONCRETE OPG OPENING 07 O DENOTES WINDOWS. REFER TO WINDOWS AND FLOOR PLANS FOR X3.2 EXISTING NORTH AND SOUTH ELEVATIONS CMU CONCRETE MASONRY UNIT OPP OPPOSITE LOCATIONS. REFER TO WINDOW SCHEDULE FOR WINDOW TYPES. STEEL /METAL AS NOTED CONST CONT CONSTRUCTION CONTINUOUS OPH OH OPPOSITE HAND OVERHEAD X3.3 EXISTING WEST ELEVATION 10 CJT CONTROL JOINT PR PAIR A3.1 PROPOSED EAST ELEVATION CPR COPPER PK PARKING 08 COORDINATE ALL ELECTRICAL AND MECHANICAL FIXTURES TO FIT CUST CUSTOM PVMT PAVEMENT WITHIN CEILING, FLOOR AND WALLS SPACES. VERIFY LOCATIONS WITH A3.2 PROPOSED NORTH AND SOUTH ELEVATIONS CARPET DT DRAPERY TROUGH PL PLASTIC LAMINATE ARCHITECT. A3.3 PROPOSED WEST ELEVATION DTL DETAIL PT POINT DIM DIMENSION PSF POUNDS PER SQUARE FOOT 09 IN THE EVENT THAT ADDITIONAL DETAILS OR GUIDANCE IS NEEDED BY DR DOOR PSI POUNDS PER SQUARE INCH THE CONTRACTOR FOR CONSTRUCTION OF ANY ASPECTS OF THIS - DRW DRAWING PL PROPERTY LINE PROJECT, THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE DF DRINKING FOUNTAIN QT QUARRY TILE ARCHITECT. ELEC ELECTRIC (AL) REF REFERENCE M 1 1 EL ELEVATION (S) REF REFRIGERATOR ELEV ELEVATOR REIN REINFORCE (D), (ING) 10 THE CONTRACTOR SHALL BE RESPONSIBLE FOR SATISFYING ALL r A4.00 A4.00 EQ EXH EQUAL EXHAUST REQ REQ REQUIRED RESILIENT APPLICABLE CODES AND OBTAINING ALL PERMITS AND REQUIRED APPROVALS. THIS PROJECT IS GOVERNED BY THE INTERNATIONAL REV REVISION (D), (ING) BUILDING CODE, 2003 EDITION. CODE COMPLIANCE IS BUILDING SECTION REFERENCE ELEVATION REFERENCE EXTG EXT EXISTING EXTERIOR REV REVERSE MANDATORY. THE CONSTRUCTION DOCUMENTS SHALL NOT PERMIT Q FOC FACE OF CONCRETE RH RIGHT HAND WORK THAT DOES NOT CONFORM TO ALL RELEVANT CODES Q FOF FACE OF FINISH R RISER INCLUDING IBC AND ALL LOCAL AND REGIONAL CODES. 0 FOM FACE OF MASONRY R &S ROD AND SHELF O FOS FACE OF STUDS RD ROOF DRAIN 11 THE CONTRACTOR SHALL FIELD COORDINATE AND OBTAIN J 1 1 FIN FFE FINISH (ED) FINISHED FLOOR ELEVATION RDT RFG RECESSED DRAPERY TRACK ROOFING APPROVAL FROM THE ARCHITECT & ENGINEER BEFORE ANY CUTTING, NOTCHING OR DRILLING OF ANY CAST -IN -PLACE O A4.00 A4.00 RM ROOM FE FIRE EXTINGUISHER CONCRETE, STEEL FRAMING, OR ANY OTHER STRUCTURAL ELEMENTS FDC FIRE DEPARTMENT CONNECTION RO ROUGH OPENING WHICH MAY AFFECT THE STRUCTURAL INTEGRITY OF THE BUILDING. FHC FIRE HOSE CONNECTION R/S ROUGH SAWN UJ DETAIL REFERENCE DETAIL REFERENCE FEC FIRE EXTINGUISHER CABINET S SEALANT (EXTERIOR) R FP FIREPLACE SHTG SHEATHING ' FPS FIREPROOFING, SPRAYED SHH SHOWER HEAD 12 THE CONTRACTOR SHALL VERIFY ALL EXISTING GRADES AND STAKE MAIN 1 FLG FLASHING SHC SHOWER CONTROLS OUT THE BUILDING FOOTPRINT FOR OWNER AND ARCHITECT UJ 100' -01, A4.00 FLR FLOOR (ING) SM SHEET METAL APPROVAL PRIOR TO BEGINNING ANY SITE WORK. I­ FD FLOOR DRAIN SIM SIMILAR W FTG FOOTING SC SOLID CORE 13 IT IS THE INTENT AND MEANING OF THESE DOCUMENTS THAT THE W HEIGHT REFERENCE SECTION REFERENCE FND FOUNDATION SPEC SPECIFICATON (S) CONTRACTOR AND EACH SUBCONTRACTOR PROVIDE ALL LABOR, FBO FURNISHED BY OTHERS SQ SQUARE MATERIALS, TRANSPORTATION, SUPPLIES, EQUIPMENT, ETC. TO OBTAIN FPHB FREEZE PROOF HOSE BIB STD STANDARD A COMPLETE JOB WITHIN THE RECOGNIZED STANDARDS OF THE y FUR FURRED (ING) ST STAIN INDUSTRY. GA GAGE, GAUGE STL STEEL J ROOM NAME GALV GALVANIZED SD STORM DRAIN 14 ALL BUILDINGS TO FIT WITHIN PROPERTY LINES WITHOUT CROSSING Q GC GL GENERAL CONTRACT (OR) GLASS, GLAZING STIR TEL STRUCTURAL TELEPHONE EASEMENTS OR SETBACKS. NOTIFY ARCHITECT OF ANY DISCREPANCIES. 09 GYP GYPSUM BOARD TV TELEVISION REVISION REFERENCE ROOM NAME HB HOSE BIB THR THRESHOLD 15 PROVIDE ACCESS PANEL TO MOTOR FOR ALL WHIRLPOOL -TYPE TUBS. HDW HARDWARE T &G TONGUE AND GROOVE COORDINATE ACCESS LOCATIONS WITH INTERIOR DESIGNER AND HDR HEADER TOS TOP OF SLAB ARCHITECT TO PROVIDE INCONSPICUOUS LOCATION. HTG HEATING TOS TOP OF STEEL GRID W11 HVAC HT HEATING /VENTILATING /AC HEIGHT TOW TB TOP OF WALL TOWEL BAR HC HOLLOW CORE TR T TRANSOM TREAD PROJECT SUMMARY: HM HOLLOW METAL GRID BUBBLE WALL TYPE REFERENCE HOR HWH HORIZONTAL HOT WATER HEATER TYP UNO TYPICAL UNLESS NOTED OTHERWISE Code: INCL INCLUDE (D), (ING) VB VAPOR BARRIER International Building Code 2009 1 ID INSIDE DIAMETER VIF VERIFY IN FIELD CONSTRUCTION TYPE: III B IBC INSTALLED BY CONTRACTOR VERT VERTICAL OCCUPANCY: MIXED -USE (R2 AND M) A8.1 z 4 11 IBO I0 NS INSTALLED BY OWNER INSULATE (D), (ION) VCT WC VINYL COMPOSITION WATER CLOSET 3 INT JC INTERIOR JANITOR'S CLOSET WP WWF WATER PROOFING WELDED WIRE FABRIC KIT KITCHEN W WIDTH, WIDE INTERIOR ELEVATION REFERENCE WINDOW TAG LAM LAMINATE (D) WDW WINDOW LAV LAVATORY WO WITHOUT LH LEFT HAND WD WOOD 33 STN - -/ TILE DOOR TAG MATERIAL BREAK ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PECAPPLICATION 2.11.13 REVISED PEC APP. 4.2.13 COPY RIGHT RESERVATION DESIGN DEVELOPMENT 4.15.13 The drawings, specifications and other documents REVISED PEC APP. 5.7.13 prepared by the Architect (Michael Suman Architect, LLC) for this project are instruments of the Architect's service for use solely with respect to this Project and, unless otherwise provided in writing, the Architect shall be deemed the sole and exclusive author of these documents and shall retain, without limitation, all common law, statutory and other reversed rights, including the copyright hereof. No person, whether having come rightly into possession hereof or otherwise, 2013 MICHAEL SUMAN ARCHITECT, LLC. shall employ these documents on any other project, nor © ALL RIGHTS RESERVED. for additions to this Project nor for the completion of this SCALE: 114 "= 1' -0" Project by others, unless with the prior express written consent of the Architect and upon appropriate DRAINN: MDS compensation to the Architect in an amount and kind satisfactory to the Architect. The Architect expressly claims all proprietary rights in the material which is issued PROJECT #.- 1208 in confidence for design and /or construction purposes of SHEET TITLE: COVER SHEET this Project as noted. These materials may not be copied, modified, nor employed in any way without the specific prior written consent and permission of the Architect. © 2013 Michael Suman Architect, LLC. All rights reserved. AOsO NORTH WING THE LODGE APARTMENT CONDOMINIUMS (CONDOMINIUM DECLARATIONS RECORDED B217, P531) LODGE SUBDIVISION VAIL VILLAGE FIRST FILING (REC. NO. 872294) 41199 HIGHWAY 6 & 24, EAGLE -VAIL P.O. BOX 1230 EDWARDS, CO. 81632 (970)949 -1406 A= 02'34' 46" R= 582.79' L= 26.24' T= 13.12' BRG= N88.33'37 "E C LEN = 26.23' 65: 65 � \ .8 DRIVE (40' R•O.W.) GORE CREEK rr, -0-� SPECIAL WARRANTY DEED (REC. NO. 200817444) BUILDIN( OUTLINE LOTS b & c BLOCK 5 —C ENTRY 69.4 VAIL VILLAGE _----FIRST FILING (13188, P551) PLANTED AREA SHADED 181.50'37 "E 1.99' 69.5 ENTRY THE BRIDGE STREET CONDOMINIUMS BAY WINDOW (TYPICAL) U1 l Cook S88.39'29 "W 2.02' BUILDING OUTLINE ENTRY x 68.3 LOT 1 A RESUBDIVISION OF LOT a & PART OF LOT c, BLOCK 5 —C VAIL VILLAGE FIRST FILING (REC. NO. 199794) S 11'07'00 "E 10.76' -� PLANTED AREA SHADED PLAZA LODGE CONDOMINIUMS F-- (I- F-- NI n DECK ---- - - - - -- BUILDING OVERHANG WOOD FENCE ® UTILITY MANHOLE 0 VENTPIPE HH UTILITY HANDHOLE x SANITARY SEWER CLEANOUT '.' ELECTRIC OUTLET 4 ELECTRIC SWITCHES D ® STORM DRAINS WATER STAND PIPE D4 SPRINKLER VALVE FIRE HYDRANT TVHH CABLE TV HANDHOLE D CABLE TV PEDESTAL DQ GAS VALVE LIGHT /LIGHT POLE DENOTES DECIDUOUS TREE W/ APPROX. TRUNK DIAMETER x.x' SCALE 1"=10' NOTES: 1) DATE OF SURVEY: 4/18/13 2) SURVEYOR HAS MADE NO INVESTIGATION OR INDEPENDENT SEARCH FOR AMENDED PLATS, EASEMENTS OF RECORD (OTHER THAN PLATTED), ENCUMBRANCES, RESTRICTIVE COVENANTS, OWNERSHIP TITLE EVIDENCE, OR ANY OTHER FACTS THAT AN ACCURATE AND CURRENT TITLE SEARCH MAY DISCLOSE. 3) NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. 4) THIS SURVEY AND THE INFORMATION CONTAINED HEREON IS THE PROPERTY OF EAGLE VALLEY SURVEYING, INC. AND IS INTENDED FOR THE SOLE USE OF THE ORIGINAL CLIENT ONLY. ANY USE OF OR TRANSFER TO OTHERS IS PROHIBITED. 5) BASIS OF PROPERTY LINE LOCATION: MONUMENTS FOUND ON LOT. 6) BASIS OF ELEVATION: NGS CONTROL POINT "SPRADDLE" ELEVATION = 8287' (NAVD88) 7) BUILDING SETBACK INFORMATION IS NOT PLATTED. PRIOR TO ANY DESIGN OR CONSTRUCTION IMPROVEMENTS ON THIS PROPERTY, TOWN OF VAIL SHOULD BE CONTACTED FOR CORRECT BUILDING SETBACK INFORMATION. SURVEYOR'S CERTIFICATE I, Michael J. Post, a Professional Land Surveyor registered under the laws of the State of Colorado, do hereby certify that this topographic survey was made by me and under my supervision, and that the survey is accurate and correct to the best of my knowledge. Michael J. Post Colorado P.L.S. 30116 Date: Y3 � rn r r w (40 a� � CREEK DRIVE I GO RE —� - - -- HH � _ — CpLONNADE 1 LEGEND � I -- - - - - -- DECK BUILDING OVERHANG o IE 1 — — 1 I 1°© WOOD FENCE 1 � VENTPIPE � [,} CONIC, LOTS b & C HH UTILITY HANDHOLE _ WALK I BLOCK 5 C 1 UTILITY PEDESTAL 1 I 1 VAIL VILLAGE 1 FIRST FILING ° ELECTRIC TRANSFORMER 1 1 I EXISIINC' pLANU RED ELECTRIC OUTLET BE RECpNFIG T o I WATER STAND PIPE 1 © CABLE TV PEDESTAL 1 0.7' - I1 I CAS VALVE STEPS 11 II 11 11 1 1 1 1 1 1 _ _� I � 13 LIGHT /LIGHT POLE 1 _ 1 - _ _ I I 1 EW INFILLED CpLONNADE DENOTES DECIDUOUS TREE W/ APPROX. TRUNK DIAMETER 1 X. x' 1 Q I o. _ DENOTES CONIFEROUS TREE W/ APPROX. TRUNK DIAMETER AZIE 7 ARCADE I I II X. x' _ CONDOMINIM BUILDING 0.1676 ACRES 1 I I NORTH WING 1 0.6'( _ THE LODGE APARTMENT CONDOMINIUMS — (CONDOMINIUM DECLARATIONS RECORDED B217, P531) I 0.7' SCALE: 1 of = 1' -011 ul II N N I 1 II � �I- NEW INFILAD I TIM 00 II _ �pLONN I I I a - 0.7' I O - I O 1 0' 10' 20' 30' uj WOOD FENCE 1 - I , SCALE I"=10' Q 1 PAVER 1 CONC PEDESTRIAN 1 W MALL 0.3' ' 1 1 RE C pDCHMENT AREA iii LODGE SUBDIVISION \\` ❑ EN ONjovq pA VA1L VAIL VILLAGE 1 PRpPER1y FIRST FILING 09' 1 H (REC. NO. 872294) J NEW LANpSGAPE / NEW INFILLARESI�E VERAGE — _ — RAMP •� 1 2 �8 SQ. FT. oF C � ST� 0.6' S79 °29'44 "W BUILDING 40.00' OUTLII ENTRY LOT 1 BUILDING OUTLINE J A RESUBDIVISION OF LOT a & PART OF LOT c, � o FRET WALL BLOCK 5—C VAIL VILLAGE FIRST FILING (REC. NO. 199794) SPECIAL WARRANTY DEED OUTLINE I (REC. NO. 200817444) ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PECAPPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 ©2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: I"= 10'I DRAWN: MDS PROJECT #: 1208 SHEET TITLE: SITE PLAN IF k3 � rn r r w a� c� w ca O � .y r CID O a O J O L.C.E. V STAIRS J UNIT 1 a L.C.E. STORAGE UNIT 1 uj BELOW STAIRS I, W UNIT 1 cc 875 SQ. FT. N J a Rom UP L.C.E. STAIRS UNIT 1 I I I I I 15.7' 8.2' 106 I I I I I I I I � BASEMENT ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PECAPPLICATION 2.11.13 1 EXISTING BASEMENT PLAN REVISED PEC APP. 4.2.13 X2,0 SCALE: 1/4" = V -Q" DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 ©2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 1/4 "= 1' -0" DRAWN: MDS PROJECT #.. 1208 SHEET TITLE. FLOOR PLAN X2jF0 C) 0 1 co o, S 1 1007 O0 49.79 S 1 1007'00"E 51.24 r r ON a. w H • � w III • 1E ° r or3 III •• • • III III Ll H Li Li El BAY WINDOW 1 � I BAY - I I WINDOW N I II REPLACEMENT DIVIDING Fl- M WALL 102/103 I I / r II 1:3 1 Z Z \ II ii II II Q j C RETAIL UNIT 102 I I I I RETAIL UNIT 103 V O II D J 1,105 SQ. FT. 1,472 SQ. FT. R BUILDING ENTRY I I 0 C.E. 5.9' � 7.8' II I I 5.01 I I STAIR TWO W LLI I I 0 C.E. STAIRS STAIR ONE o `" I I UP DN RETAIL y 0 I I I I I UNIT 104 0 � UP I 566 SQ. FT. STAIRS 4 r I I I I I I I BELOW II I I I C6 c� cI I I I RETAIL UNIT 101 I I I I I D 659 SQ. FT. I I 10.8' I I o I Li L.C.E. STORAGE ELECTRICAL ROOM L.C.E. STORAGE STORAGE RD UNIT 102 UNIT 103 .9 lull IF C.E. UTILITY Li 9 rn I 23. 21.9' I GAS ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 ° _ —— — — —— ———————————————— — ——�— — PEC APPLICATION 2.11.13 Ll REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 EXISTING FIRST FLOOR PLAN X2.1 SCALE: 1/4" = 1' -0" ©2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 1/4" = V -0" DRAWN: MDS PROJECT #.- 1208 SHEET TITLE: FLOOR PLAN X2m I k3 � rn r r w a c� w ca O � .y rF 0.4' 0.4' 0.4' 0.4' OFFICE OFFICE OFFICE OFFICE OFFICE UNIT 240 UNIT 200 UNIT 210 UNIT 220 UNIT 230 0 0 0 0 0 317 SQ. FT. 7 SQ. FT. 581 SQ. FT. 229 SQ. FT. 237 SQ. FT. 265 SQ. FT. UNIT 204 UNI 206 7 SQ. FT. L.C.E. THIRD FLOOR STAIRS r CID 0.7 L.C.E. Q DECK � o °, OFFICE UNIT 255 UNIT 255 0 O \ 06- _ _ 290 SQ. FT. _ v UNIT 202 5.3' � 31 SQ. FT. � I I o.4' HALLWAY L.C.E. HALL UP DN 0.8' � - C.E. UNITS 200 -255 uj W I 10 uj H DN o y RESTROOM RESTROOM Q ONE TWO 3 D D OFFICE OFFICE OFFICE OFFICE UNIT 205 UNIT 225 UNIT 235 UNIT 245 C.E. STAIRS � � � � 420 SQ. FT. 240 SQ. FT. 194 SQ. FT. 276 SQ. FT. 0.5' OFFICE MECHANICAL p 5- - 0�4' UNIT 250 0 L.C.E. ROOM _ _ _ DECK 0 0.4 401 SQ. FT. UNIT 250 C.E. STAIRS .8 ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 1 EXISTING SECOND FLOOR PLAN PECAPPLICATION 211.13 REVISED PEC APP. 4.213 X2,2 SCALE: 1/4" = 1' -10" DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 ©2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 1/4" = V -0" DRAWN: MDS PROJECT #.. 1208 SHEET TITLE. FLOOR PLAN X2,F2 k3 � rn r r w a� c,s w ca O � .y UNIT 302 UNIT 304 UNIT 306 UNIT 308 D D D D r a 0 J - O HALLWAY D J UP DN ; uj W LLI cc H UNIT 309 N D J J a 3 UNIT 301 UNIT 303 UNIT 305 UNIT 307 D D D D C.E. STAIRS I ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 1 EXISTING SECOND FLOOR PLAN PEC APPLICATION 2.11.13 REVISED PEC APP. 4.2.13 X2.2 SCALE: 1/4° = V -0° DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 114" = V -0" DRAWN: MDS PROJECT #.- 1208 SHEET TITLE. FLOOR PLAN X2,F3 1 1 H- - - -- - - -- - r r w H H H • � w III •` IE o r III •• W© • • Z REMOVE EXISTING PLANTER PERIMETER AND PREPARE I I I FOR RECONFIGURED EDGE I I I III t M, ' -- ----------- -r--r— - -- HH -- - -- - - - - -- - - - -- -- - - - - - -- -- - - - - -- -------- LJ L--li - - - - -- -- T-7 I--------------- - - - - REMOVE ALL OF I L ❑� REMOVE STRUCTURAL L J BRICK VENEER A DSPRREP AREAS FOR NEW STONE — — VENEER COLUMN AND FINISHES REMOVE EXISTING WALL I — SECTIONS, BAY WINDOWS, N / I DOORS, TRIM, ETC. PREP FOR NEW ENCLOSURE REMOVE EXISTING I ATTACHED STRUCTURE: ALL I WALLS AND ROOF. PREP AREA F OR NEW INFILL � ______________ I I I I � N �" , — 4- 4 --I-4— N -- - - - -- -- - - -� —� L� —L - -- - - -- - - - - - -- �' I _ ____________ N r , 1 , �# \I N 'r------- - - - -�_.[F-17 ------ - - - - -� �,f 11 � STRUCTURE- /� N - - - - -- - - - - - -- I r - - - - - -- - - - -- Z� I I � `` REMOVE EXISTING WALL SECTIONS, WOOD CLADDING, AWNING, A D I M ICI I I I I APPLIED GABLE FORMS. — � - -- - -- --- y-- ZTTr---------- I I �1------------------------- - - - II - -- — f�--------- - �------- -I - - -- ---------------- !------------- - - - - -- - -- ----- I I II - - - - -- _ _ — - - - - - -, I cMo I I I IIII I I I I I I C I II II I I I I I I I I I I I/ II N II II � I I'000,-- /A r ap IIII IIII REMOVE EXISTING WOOD -►I ssssss ssss —1— s ss s ,i - - - -- PIPE ENCLOSURE AND PREP I I I I I I I N N — — Q AREA FOR NEW STONE I I I I I I I LJ LJ — WALL ENCLOSURE I I I A IIII I I I RETAIL N \ NIT 102 I I I I RETAIL UNIT 103 1 I I V .. I - - -- REMOVE EXISTING ENTRY — - - -- — WALL AND DOOR SYSTEM. ! i 0.4' REMOVE EXISTING WALL S uj Q PREP FOR NEW IN ILL 1 1 05 SQ. FT. I I 1472 SQ. FT. AND PREP FOR NEW ' SYSTEM ENCLOSURE BUILDING 5.9' ENTRY II II 7 8 STAIR I uj W ~ _ 5 o TWO W I I STAIR ONE � I I I I I lip DN RETAIL I UNIT 104 I I H H J - - - - -, J REMOVE EXISTING I I I I I Q I - - - -- —���� DEMISING WALL I I I I PREPARE EXTERIOR STAIR I - - - -- - - - -- I I I I AREA TO BE CAPPED BY NEW RETAIL ABOVE. NO LONGER REQUIRE BY III I - - - -- I I I I I I 1 CODE I I I I ii REMOVE EXISTING ENTRY I WALL AND - - - -- - - - -- REMOVE EXISTING STAIR - - - -- - - - -- I I I I I I I I " N II III I III REP FOR NEWWOINFILLSTEM. SYSTEM FINISH AND GUARDRAILS. — -- - - - -- PREP FOR NEW DESIGN oo I I I I o6 '- I I I RETAIL I UNIT 101 — — — — — — — — — — II II 1 I � I I I I I ii II � i I I H I I - - - -- - - - -- - - - -- I I I I II II II II �: � II � I - - - -- - - - -- I I I I 10.8' � III � II II I I ------ - - - - -- REMOVE EXISTING ------ - - - - -- DEMISING WALL I I REMOVE EXISTING I I I (DOOR AND PREP FOR II INFILL II o ^ I CV II I I III I11 I ------ - - - - -- -- - - - - -- - -- r r----- - - - - -- c; — II III I I H I I I I I I REMOVE EXISTING FRAME LECTRICAL \ N ROOM N STORAGE ROOM WALL AND DOOR AND PREP FOR STOREFRONT 0 9 r - -L� INFILL I I L-------------- ------------ - - - - -- -- - - -r -- a 2�3' r— - -- 1.9 — I I ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 — —— — — —— —— — — — — —— ——————— — t — — -4- — — PEC APPLICATION 211.13 - - -- — — — — REVISED PEC APP. 4.2.13 REMOVE SLAB AREA AND DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 PREP FOR NEW SOFTSCAPE I FIRST FLOOR DEMO PLAN ©2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 1/4" = V -0" DRAINN: MDS PROJECT #: 1208 SHEET TITLE: DEMO PLAN IF Y3 � rn r r w a� w Q v r or3 CD REMOVE EXISTING WALL SECTIONS AND WINDOWS. PREP FOR NEW WINDOW GROUPS —�— sss sss - - - -- ss sss - - - -- sss - �__-----==-- z-- -a-__� - -- _E- n- - -�-__ __- --- --�__- — sss - -- - a__ -�--- FE�, FE� - REMOVE ALL AREAS OF BRICK VENEER AND PREP LJ � ri AREAS FOR NEW STONE VENEER REMOVE EXISTING -� DEMISING WALL AS SHOWN- TYPICAL II II II I I II II REMOVE EXISTING -110.4' 0.4'0.4' II — EXTERIOR WALL -------------- - - -- -- I I I I I I OFFICE I I OFFICE I I OFFICE I I I I OFFICE 0.4' OFFICE UNIT 240 110 UNIT 200 I I UNIT 210 I I UNIT 220 IIII 0 I I 0 I I 0 I I UNIT 230 11 0 0 317 SQ. FT. 7 SQ. FT. I I IIII 581 SQ. FT. I I 229 SQ. FT. I I 237 SQ. FT. � II II I I 265 SQ. FT. II — I I UNIT 200 I I I I I I I I REMOVE EXISTING SHED ROOF AND PREP FOR I UNIT 204 M I I I I I I I I I UNIT 20 NEW FLOOR EXTENSION i I 7 SQ. FT. I I I I I I I I w I I r � I I I I I I II II I I II II II II � -- ir —J II II REMOVE EXISTING WALLS II 0.7' Q AND DOORS OF STORAGE O ` CLOSET AND OFFICE ENTRY I I I I II II I I II OFFICE UNIT CE O J UNIT 202 5.3' I 290 SQ. FT. uj 3 1 SQ. FT. I 0.4' I L____ll' UP DN 0.8 ; CORRIDOR O uj REMOVE EXISTING STAIRS AND PREP FOR NEW I DESIGN W W ° ~ o ° H - - -- r - - - - -- J a - - - - -J L - - - -- RESTROOM RESTROOM - Ll ONE TWO - - - - -1 r - - - -- D D - - - - -4 ( - - - - -- OFFICE - - - -- - -- 0.6' OFFICE OFFICE OFFICE UNIT 205 UNIT 225 UNIT 235 UNIT 245 j I 0 5 240 SQ. FT. 194 SQ. FT. 276 SQ. FT. ---- - - - - -- 0.5' ` ----- L1 - - - -- OFFICE \ \ MECHANICAL 0.4' UNIT 250 ROOM °'S 0.4' 0 REMOVE WINDOW AND 0 401 SQ. FT. WALL SECTION. PREP 0.8' FOR LARGER GROUP REMOVE WINDOWS AND - -- WALL SECTION BETWEEN. __— PREP FOR LARGER GROUP -T- L ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 SECOND FLOOR DEMO PLAN PEC APPLICATION 211.13 REVISED PEC APP. 4.213 A1.2 SCALE: 1/4" = V -0" DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 ©2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 1/4" = III DRAWN: MDS PROJECT #.. 1208 SHEET TITLE: DEMO PLAN Ali,2 H H Y3 � rn r r w en H H • \ � Q II IE 3 v I I I EXISTING LANDSCAPE \ PROPOSED LANDSCAPE OUTLINE OUTLINE. AREA OF I, LANDSCAPE WILL REMAIN UNCHANGED. I I I NEW SMOOTH STUCCO TO -- REPLACE EXISTING BRICK VENEER AT COLUMNS - ' TYPICAL H H _ - NEW STOREFRONT AND ENTRY DOORS NEW STOREFRONT AND ENTRY DOOR H NEW SMOOTH STUCCO TO H H I REPLACE EXISTING BRICK VENEER AT COLUMNS - TYPICAL 269 NEW 271 NEW NEW STOREFRONT AND ENTRY DOORS HATCHED A E EXISTING FDC TO EXTEND ^ NEW EXPANSION AREA SQ. FT. NEW EXPANSION AREA SQ. FT. TO EN OF NEW ALL ao 46 SQ. FT. NEW REGIONAL NEW STOREFRONT � STONE PAVING EXTENDS TO INTERIOR LOBBY AND E N C ROAC H M E N AND ENTRY DOOR SYSTEM 98 NEW UP INTERIOR STAIRS iiiiiiiiiiiiiiiiiiiiiom REDUCTION M SQ. FT. ° NEW STOREFRONT � 6 14 8 1 -83/4 8 SYSTEM NEW STOREFRONT H � NEW ENTRY DOOR AND AND ENTRY DOORS WALL Y TEM S S it r NEW STOREFRONT 19 2N W I 7' -10%" SYSTEM co SQ T A 0 LOB Y oac Z H BUILDING o o LOBB RETAIL RETAIL V UNIT 102 UNIT 103 ❑ ❑ J 1 105 SQ. FT. 1472 SQ. FT. NEW SMOOTH STUCCO NEW STONE PILASTER FLOOR FINISH S I IWO W H UF' DN RETAIL 202 UNIT 104 J ❑ NEW j UP a UNIT SQ. FT. 1AI01 NEW STRUCTURAL COLUMN NEW EXPANSION AREA = SHADE D 235 SQ. FT. ADDITION AREA= NEW STOREFRONT 228 SQ. FT. AND ENTRY DOORS ADDITIONAL ® SITE INFILL EXISTING DOOR OPENING COVERAGE ELECTRICAL STORAGE I ROOM ROOM D 0 EXISTING GAS METER w w w w DUMPSTER TO REMAIN \ EXISTING EGRESS w w w w ww ENCLOSURE TO REMAIN UP PATH TO REMAIN www w wwwwwwwwwW w wwww ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 w w ��'� w 7 7 .�` 7 .� . w w. y PEC APPLICATION 2.11.13 w NEW SOFTSCAPE HATCHED REVISED PEC APP. 4.2.13 P RO POS E D FIRST FLOOR P LAN TO REPLACE EXISTING DESIGN DEVELOPMENT 4.15.13 1 PAVEMENT AREA REVISED PEC APP. 5.7.13 EXISTING FENCE TO A2.1 SCALE: 1 /4" = 1' -0" REMAIN GENERAL NOTES: 69 SQ. FT. ELECTRICAL TRANSFORMER 1. PLAN ELEVATIONS REFERENCE ORIGINAL CONSTRUCTION DRAWINGS 2. DIMENSIONED WALL OPENINGS ARE ROUGH OPENING DIMS. U.O.N. ADDITIONAL COORDINATE INTERMEDIATE POST DIMS. WITH WINDOW MANUFACTURER ROUGH OPENING DIMENSIONS. LANDSCAPE 3. CONTRACTOR TO VERIFY ALL WALL /FLOOR /ROOF SYSTEMS, AND MECHANICAL /ELECTRICAL SERVICE LOCATIONS AND ROUTING. � MICHAEL S ARCHITECT, LLC. 4. SMOKE DETECTORS TO BE INTERCONNECTED PER IBC CODE - HARDWIRE 5. CARBON MONOXIDE DETECTORS TO BE INSTALLED PER IBC RESERVED. ALL RIGHTS RESERVED. c ALL 6. DO NOT SCALE DRAWINGS, IF DIMENSIONS ARE IN CONFLICT OR DO NOT APPEAR SCALE: 114 "= 1' -0" DRAINN: MDS ON THE DRAWINGS, NOTIFY ARCHITECT. 7. ALL PLAN DIMENSIONS LOCATING PARTITIONS ARE TO FACE OF STUD OR BLOCK WALL FACE, U.N.O. 8. FINISH DIMENSIONS ARE TO THE FINISH FACE AND NOTES "FIN" OR 'CLR ". PROJECT #: 1208 9. REFER TO LIGHTING AND LOW VOLTAGE DRAWINGS FOR COORDINATION. SHEET TITLE: FLOOR PLAN 10. COORDINATE BLOCKING FOR BATH HARDWARE WITH INTERIOR ELEVATIONS PARTITIION LEGEND: NEW WALL CONSTRUCTION A2m I 1 :1 EXISTING WALL CONSTRUCTION k3 � rn r r w a� c� w ca O � .y 8' -0" 8' -0" 8' -0" 8' -0" 6-0" NEW WINDOW GROUPS 334 NEW THIS FACADE TYPICAL NEW STOREFRONT SYSTEM - AT EXPANSION AREA SQ. FT ■ OFFICE UNIT 240 NEW GUARDRAIL DESIGN TO MATCH EXISTING UNIT 206 EXISTING STORAGE - NEW EXPANSION AREA AREA ACCESSED FROM r BELOW OFFICE UNIT 200 -230 O D a OFFICE O UNIT 255 ® J 0 NEW DRAIN I 13' -815/ " 13'-815/6' 13'- 815/6' 6-47/$' J I UNIT 202 - a AND DOOR SYSTEM D > NEW STONE CORRIDOR FLOOR FINISH 0 NEW OFFICE LEVEL TERRACE W y DN J .j a RESTROOM RESTROOM 3 ONE TWO D D OFFICE OFFICE OFFICE OFFICE UNIT 205 I D UNIT 225 UNIT 235 D D UNIT 245 D NEW DRAIN OFFICE UNIT 250 MECHANICAL D ROOM STAIR NEW STONE STAIR ONE FINISH AND OPEN ET-1 GUARDRAILS NEW TALLER WINDOW GROUP ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PROPOSED SECOND FLOOR PLAN PECAPPLICATION 2.11.13 A22 SCALE: 1/4" = V-0° REVISED PEC APP. 4.2.13 GENERAL NOTES: DESIGN DEVELOPMENT 4.15.13 1. PLAN ELEVATIONS REFERENCE ORIGINAL CONSTRUCTION DRAWINGS REVISED PEC APP. 5.7.13 2. DIMENSIONED WALL OPENINGS ARE ROUGH OPENING DIMS. U.O.N. COORDINATE INTERMEDIATE POST DIMS. WITH WINDOW MANUFACTURER ROUGH OPENING DIMENSIONS. 3. CONTRACTOR TO VERIFY ALL WALL /FLOOR /ROOF SYSTEMS, AND MECHANICAL /ELECTRICAL SERVICE LOCATIONS AND ROUTING. 4. SMOKE DETECTORS TO BE INTERCONNECTED PER IBC CODE - HARDWIRE 5. CARBON MONOXIDE DETECTORS TO BE INSTALLED PER IBC 6. DO NOT SCALE DRAWINGS, IF DIMENSIONS ARE IN CONFLICT OR DO NOT APPEAR ON THE DRAWINGS, NOTIFY ARCHITECT. ALL MICHAEL S ARCHITECT, LLC. ALL RIGHTS RESEE RVERVE D. 7. ALL PLAN DIMENSIONS LOCATING PARTITIONS ARE TO FACE OF STUD OR BLOCK WALL FACE, U.N.O. "FIN" "CLR" SCALE: 1/4 "= 1' 0" 8. FINISH DIMENSIONS ARE TO THE FINISH FACE AND NOTES OR DRAWN: MDS 9. REFER TO LIGHTING AND LOW VOLTAGE DRAWINGS FOR COORDINATION. 10. COORDINATE BLOCKING FOR BATH HARDWARE WITH INTERIOR ELEVATIONS PROJECT #: 1208 PARTITION LEGEND: SHEET TITLE. FLOOR PLAN NEW WALL CONSTRUCTION EXISTING WALL CONSTRUCTION A2m2 i PROPERTY LINE 0 ElEl FIF-1 J"-1 KJ 00� i i / / / / / E / SECOND FLOOR - EL: 8180.1' SECOND FLOOR LEVEL EL: 8180.1' FIRST FLOOR LEVEL EL: 8168.0' ENTRY LEVEL EL: 8166.0' BASEMENT LEVEL EL: 8159.9' EXISTING EAST ELEVATION X31 I SCALE: 1/4" = 1' -0" IT I EXISTING WOOD SIDING EXISTING STUCCO SIDING P] EXISTING ROOF FINISH EXISTING BRICK VENEER uj uj wo H H J J Q r O a 0 J O V J R W W H N J J a ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PEC APPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 k3 � rn r r w a� c,s w ca O � .y SECOND FLOOR - EL: 8180.1' SECOND FLOOR LEVEL EL: 8180.1' FIRST FLOOR LEVEL EL: 8168.0' ENTRY LEVEL EL: 8166.0' BASEMENT LEVEL EL: 8159.9' EXISTING EAST ELEVATION X31 I SCALE: 1/4" = 1' -0" IT I EXISTING WOOD SIDING EXISTING STUCCO SIDING P] EXISTING ROOF FINISH EXISTING BRICK VENEER uj uj wo H H J J Q r O a 0 J O V J R W W H N J J a ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PEC APPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 1/4" = V -0" DRAWN: MDS PROJECT #: 1208 SHEET TITLE. ELEVATIONS X3.1 SECOND FLOOR EL: 8180.1' 4 SECOND FLOOR LEVEL EL: 8180.1' 4 FIRST FLOOR LEVEL EL: 8168.0' 4 ENTRY LEVEL DATE: EL: 8166.0' 12.13.13 BASEMENT LEVEL 2.11.13 EL: 8159.9' 4.2.13 EXISTING SOUTH ELEVATION SCALE: 1/4" = 1' -0" EXISTING WOOD SIDING EXISTING STUCCO SIDING P] EXISTING ROOF FINISH P] EXISTING BRICK VENEER El T � EXISTING NORTH ELEVATION SCALE 1/4" = 1' -0" SECOND FLOOR EL: 8180.1' SECOND FLOOR LEVEL EL: 8180.1' FIRST FLOOR LEVEL EL: 8168.0' ENTRY LEVEL ,L BASEMENT LEVEL EL: 8159.9' Z J I= LLI uj H H J J Q r O a O J O V J R W W H N J J a ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PEC APPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 k3 � rn r r w a� c,s w ca O � .y Z J I= LLI uj H H J J Q r O a O J O V J R W W H N J J a ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PEC APPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 1/4" = V -0" DRAWN: MDS PROJECT #: 1208 SHEET TITLE. ELEVATIONS X3,,2 k3 � rn r r w aIS c,s w ca O � .y PROPERTY LINE y I 3❑ 3❑ ❑ I HHHHHHHH lifflHHHHH z lk I OIL SECOND FLOOR EL: 8180.1' I Ln r O a 0 J SECOND FLOOR LEVEL EL: 8180.1' ❑ J uj F2] W O O 0 I W J L/ 3 FIRST FLOOR LEVEL EL: 8168.0' ENTRY LEVEL EL: 8166.0' _ O� OIL BASEMENT LEVEL O EL-. 8159.9' EXISTING WEST ELEVATION X3.3 SCALE: 1/4" = 1' -0" ❑ EXISTING WOOD SIDING ❑ EXISTING STUCCO SIDING ❑ EXISTING ROOF FINISH ❑ EXISTING BRICK VENEER ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PEC APPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 1/4" = V -0" DRAWN: MDS PROJECT #: 1208 SHEET TITLE. ELEVATIONS X3,,3 PROPERTY LINE I IL y JI VI \LI 1 \VIII AND ENTRY DOOR SYSTEM -TYP. PROPOSED EAST ELEVATION SCALE: 1/4" = 1' -0" EXISTING WOOD SIDING -NEW STAIN COLOR EXISTING STUCCO SIDING EXISTING ROOF FINISH ¢❑ NEW SMOOTH STUCCO VENEER 5❑ NEW HORIZONTAL WOOD SIDING -NEW STAIN COLOR 6❑ NEW METAL PANEL ONEW DOOR OR WINDOW GROUP GENERAL NOTES: 1) ALL WINDOWS AND EXTERIOR DOORS CLAD WOOD - COLOR TO MATCH EXISTING 2) ALL FLASHING AND ROOF DRAINAGE SYSTEM TO MATCH EXISTING 3) DIMENSIONED WALL OPENINGS ARE NOMINAL. WINDOW REP. TO FIELD VERIFY ALL OPENINGS. 5) EXTERIOR LOUVERS /VENTS TO BE PAINTED TO MATCH ADJACENT FINISH :W OPEN METAL JARDRAIL DESIGN AT IS BALCONY SECOND FLOOR , EL: 8180.1' Y W WOOD TRIM BETWEEN :W WINDOWS- TYPICAL COND FLOOR LEVEL EL: 8180.1' W BUILDING SIGNAGE ,EA W WOOD TRIM BETWEEN W WINDOWS- TYPICAL W STOREFRONT AND TRY DOOR SYSTEM FIRST FLOOR LEVEL EL: 8168.0' ENTRY LEVEL EL: 8166.0' BASEMENT LEVEL EL: 8159.9' Ll Z J m LLI LLI H H J J Q Lii r O a O J O V J a W W In J J a 1 ISSUED FOR: DATE: 1 SCHEMATIC DESIGN 12.13.13 PECAPPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 Y3 � rn r r w a� w Q IEv r CD or3 Ll Z J m LLI LLI H H J J Q Lii r O a O J O V J a W W In J J a 1 ISSUED FOR: DATE: 1 SCHEMATIC DESIGN 12.13.13 PECAPPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 1 REVISED PEC APP. 5.7.13 1 2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 1/4 "= 1' -0" DRAINN: MDS PROJECT #: 1208 SHEET TITLE: ELEVATIONS A3.1 SECOND FLOOR EL: 8180.1' 4 SECOND FLOOR LEVEL EL: 8180.1' 4 FIRST FLOOR LEVEL EL: 8168.0' 4 ENTRY LEVEL EL: 8166.0' 4 BASEMENT LEVEL EL: 8159.9' ND PROPOSED SOUTH ELEVATION SCALE: 1/4" = 1' -0" Fil EXISTING WOOD SIDING -NEW STAIN COLOR EXISTING STUCCO SIDING EXISTING ROOF FINISH NEW SMOOTH STUCCO VENEER 5� NEW WOOD SIDING TO MATCH EXISTING -NEW STAIN COLOR 6❑ NEW METAL PANEL ONEW DOOR OR WINDOW GROUP GENERAL NOTES: 1) ALL WINDOWS AND EXTERIOR DOORS CLAD WOOD - COLOR TO MATCH EXISTING 2) ALL FLASHING AND ROOF DRAINAGE SYSTEM TO MATCH EXISTING 3) DIMENSIONED WALL OPENINGS ARE NOMINAL. WINDOW REP. TO FIELD VERIFY ALL OPENINGS. 5) EXTERIOR LOUVERS /VENTS TO BE PAINTED TO MATCH ADJACENT FINISH NEW WOOD TRIM BETWEEN NEW WINDOWS - TYPICAL NEW WOOD TRIM -TYP. NEW STOREFRONT SYSTEM C O O 0 El 0 `\ O 0� PROPOSED NORTH ELEVATION SCALE: 1/4" = 1' -O" SECOND FLOOR EL: 8180.1' SECOND FLOOR LEVEL EL: 8180.1' NEW AWNING STOREFRONT INFILL SYSTEM FIRST FLOOR LEVEL EL: 8168.0' ENTRY LEVEL BASEMENT LEVEL EL: 8159.9' DATE: SCHEMATIC DESIGN 12.13.13 PEC APPLICATION 2.11.13 REVISED PEC APP. 4.2.13 0 4.15.13 0 5.7.13 0 k3 � rn 0 r r 0 `\ O 0� PROPOSED NORTH ELEVATION SCALE: 1/4" = 1' -O" SECOND FLOOR EL: 8180.1' SECOND FLOOR LEVEL EL: 8180.1' NEW AWNING STOREFRONT INFILL SYSTEM FIRST FLOOR LEVEL EL: 8168.0' ENTRY LEVEL BASEMENT LEVEL EL: 8159.9' Ll Z J I= LLI uj H H J J Q r O a O O J R W W H N J J a ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PEC APPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 k3 � rn r r w a� c,s w O � .y Ll Z J I= LLI uj H H J J Q r O a O O J R W W H N J J a ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PEC APPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 r�. 2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 114" = V_0" DRAWN: MDS PROJECT #: 1208 SHEET TITLE. ELEVATIONS A3.2 OL SECOND FLOOR EL: 8180.1' �; sr � w Z J 0 N to TM co O D STAIR I O NEW GUARDRAIL J AT EXPANSION O SECOND FLOOR LEVEL TERRACE EDGE EL: 8180.1' Lu R Lu 2 J W o W In \ J J OL / � Q FIRST FLOOR LEVEL EL: 8168.0' ENTRY LEVEL EL: 8166.0' BASEMENT LEVEL EL: 8159.9' PROPOSED WEST ELEVATION SCALE: 1/4" = 1' -0" ❑ EXISTING WOOD SIDING -NEW STAIN COLOR EXISTING STUCCO SIDING P] EXISTING ROOF FINISH 4❑ NEW SMOOTH STUCCO VENEER 5❑ NEW WOOD SIDING TO MATCH EXISTING -NEW STAIN COLOR 6❑ NEW METAL PANEL ONEW DOOR OR WINDOW GROUP GENERAL NOTES: 1) ALL WINDOWS AND EXTERIOR DOORS CLAD WOOD - COLOR TO MATCH EXISTING 2) ALL FLASHING AND ROOF DRAINAGE SYSTEM TO MATCH EXISTING 3) DIMENSIONED WALL OPENINGS ARE NOMINAL. WINDOW REP. TO FIELD VERIFY ALL OPENINGS. 5) EXTERIOR LOUVERS /VENTS TO BE PAINTED TO MATCH ADJACENT FINISH LI - LJl J J Q 30 ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PECAPPLICATION w REVISED PEC APP. 4.2.13 Gi 4.15.13 REVISED PEC APP. 5.7.13 v � CD or3 PROPERTY LINE - 9 Z J 0 N to TM co O D STAIR I O NEW GUARDRAIL J AT EXPANSION O SECOND FLOOR LEVEL TERRACE EDGE EL: 8180.1' Lu R Lu 2 J W o W In \ J J OL / � Q FIRST FLOOR LEVEL EL: 8168.0' ENTRY LEVEL EL: 8166.0' BASEMENT LEVEL EL: 8159.9' PROPOSED WEST ELEVATION SCALE: 1/4" = 1' -0" ❑ EXISTING WOOD SIDING -NEW STAIN COLOR EXISTING STUCCO SIDING P] EXISTING ROOF FINISH 4❑ NEW SMOOTH STUCCO VENEER 5❑ NEW WOOD SIDING TO MATCH EXISTING -NEW STAIN COLOR 6❑ NEW METAL PANEL ONEW DOOR OR WINDOW GROUP GENERAL NOTES: 1) ALL WINDOWS AND EXTERIOR DOORS CLAD WOOD - COLOR TO MATCH EXISTING 2) ALL FLASHING AND ROOF DRAINAGE SYSTEM TO MATCH EXISTING 3) DIMENSIONED WALL OPENINGS ARE NOMINAL. WINDOW REP. TO FIELD VERIFY ALL OPENINGS. 5) EXTERIOR LOUVERS /VENTS TO BE PAINTED TO MATCH ADJACENT FINISH LI - LJl J J Q 30 ISSUED FOR: DATE: SCHEMATIC DESIGN 12.13.13 PECAPPLICATION 2.11.13 REVISED PEC APP. 4.2.13 DESIGN DEVELOPMENT 4.15.13 REVISED PEC APP. 5.7.13 J2013 MICHAEL SUMAN ARCHITECT, LLC. ALL RIGHTS RESERVED. SCALE: 1/4 "= 1' -0" DRAINN: MDS PROJECT #: 1208 SHEET TITLE: ELEVATIONS A3.3 UMAN ARCHITECTS r• k. 5.7.13 117 rl I= ri 9-i MISS Wall Street Building SCHEMATIC DESIGN - Town of Vail PEC Review Palckage EXISTING NORTHEAST VIEW 141 East Meadow Drive, Suite 211 Vail, CO 81657 9 7/ 0 Al 1 12 2 5.7.13 Wall Street Building SCHEMATIC DESIGN - Town of Vail PEC Review Palckage PROPOSED NORTHEAST VIEW 141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122 1 ■ -I! ........ ■■■ MlMlMlMl ■■■ III ■E■■ ■M■■ ■■■■ limilmil Emlmm A �P "i I 'j[Iffl IFI--- L�� 5.7.13 Wall Street Buildina SCHEMATIC DESIGN - Town of Vail PEC Review Palckage PROPOSED EAST VIEW y > �n (' 141 East Meadow Drive, Suite 211 Vail, CO 81657 70 SU04A►N AR C H t T E C T 5 5.7.13 Wall Street Buildina SCHEMATIC DESIGN - Town of Vail PEC Review Palckage 5 EXISTING SOUTHEAST VIEW 141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122 5.7.13 Wall Street Buildina SCHEMATIC DESIGN - Town of Vail PEC Review Palckage PROPOSED SOUTHEAST VIEW 141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122 UMAN AR CM I T E C T 8 9 5.7.13 Wall Street Buildina SCHEMATIC DESIGN - Town of Vail PEC Review Palckage 7 EXISTING NORTH VIEW 141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122 r _Fm] D I� 5.7.13 Wall Street Buildina SCHEMATIC DESIGN - Town of Vail PEC Review Palckage PROPOSED NORTH VIEW 141 East Meadow Drive, Suite 211 Vail, CO 81657 5.7.13 Wall Street Buildina SCHEMATIC DESIGN - Town of Vail PEC Review Palckage 9 EXISTING NORTHWEST VIEW 141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122 5.7.13 Wall Street Buildina SCHEMATIC DESIGN - Town of Vail PEC Review Palckage PROPOSED NORTHWEST VIEW 10 141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122 M M "�,V' 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 (3D 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. Pedestrian ization 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 PLANNING / DESIGN / COMMUNICATIONS / MANAGEMENT / TECHNOLOGY 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 corner 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 fagade 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 Wall Street Building:Wall Street DeSRevMeml.docx Name Date Page 3 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 Macintosh HD: Users :jtwinston:Documents:ACTIVE PROJECTS:Vail Design Review.-The Wall Street Building:Wall Street DeSRevMeml.docx Name Date Page 4 • 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 [A w 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: 1. 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. a 9 Filling in the ground floor entirely out to the NE corner column cuts off a minor "cut - through", but the more significant concern is that it closes off views of Wall Street that attract pedestrians in, and allow the space to flow naturally. More consistent with the guidelines would be to expand the ground floor out to a diagonal fagade that extends from the existing corner column of the Emporium shop, to the second column south on Wall Street. In addition to allowing the pedestrian space to flow around the building, the diagonal fagade would be visible to a greater area. Filling in the rest of the arcade along Wall Street will remove an interesting and somewhat unique feature in Vail (not very many arcades), but will make the windows more visible and the stores somewhat more accessible. The negative aspect of this infill is that it removes an area that is now heavily used for outdoor 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 PLANNING / DESIGN / COMMUNICATIONS / MANAGEMENT / TECHNOLOGY Wall Street Building Design Review Memorandum 2 March 28, 2013 Page 2 M 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. 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 r the windows than in the Wall St. Bldg — proposal). b. the frames make either square or verticle rectangle patterns (not the T 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 fagade 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 modern, 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 & I II1 building wall separating windows, and /or at least wide columns framing the door, and a pitched or awning overhand.