HomeMy WebLinkAboutDRB140155_DRB140155 description of work letter_1400279880.pdfVillage Inn Plaza
Vail Village Inn, SDD #6, Phase III
Major Amendment to
Special District No. 6
Expansion of Units 501 & 502 with
Exterior Modifications
December 30, 2013
Amended March 12, 2014
Amended April 4, 2014
I. Introduction
The owners of units 501 and 502, Lublan S.A., represented by Loguer Design and Eggers
Architecture, Inc., are requesting a major amendment to Special Development District No.6
(SDD#6) to allow for the remodel and expansion of their units. Unit 501 (parcel #: 2101-
082-54-027) is proposing to increase the GRFA by 277 square feet and includes exterior
changes to the building including the addition of secondary roof forms. Unit 502 (parcel #:
2101-082-54-028) is proposing to increase the GRFA by 515 square feet and includes the
addition of secondary roof forms. The modification of Unit 502 also includes the relocation
of an existing mechanical mezzanine to a newly constructed area with a net square
footage loss of 49 square feet. According to Section 12-9A-2: Definitions, Vail Town Code,
an increase of GRFA is considered a Major SDD Amendment.
Unit 501 is proposing to undergo a complete interior remodel. The current plan includes 4
bedrooms, 4 baths and major living spaces on the main level of 2145 square feet. This
plan has a loft area overlooking the main living space that includes 322 square feet. The
remodel proposes to redesign the main level into three bedrooms and baths with an entry
area expanded in to the common hallway between units 501 and 502. The new square
footage of the main level will be 2248 square feet, an increase of 103 square feet.
Additionally, the loft area will be remodel to include a bedroom suite and loft area
overlooking the common area. This new space will include 496 square feet of space, an
increase of 174 square feet. Total new GRFA will be 2744 square feet or an increase of
277 square feet on both levels. In order to meet egress requirements for the bedroom on
the loft level, a new roof element is being added. The roof will present as a dormer on the
north elevation and as a gable end element on the south elevation. The ridge line of the
proposed gable matches the existing ridgeline of the building and does not represent a
change is the building height. The size and configuration of the gable element is
consistent with the existing gable elements on the south elevation.
Unit 502 is proposing to remodel the existing kitchen/living area and update the bathrooms
in the unit. Additionally, a loft is proposed in the attic area immediately above the unit.
There currently exists a suspended mechanical mezzanine between the ceiling of the Unit
502 and the structural roof members. This loft area is 150 square feet is size. By
relocating and constructing a new mechanical area in the attic space immediately adjacent
and above the common area, the attic space can be utilized as living space by Unit 502.
This area is proposed as an exercise room with an attached bath and steam room. A shed
dormer is proposed for this area to allow for natural lighting. The roof element is above the
main ridgeline of the building but lower than the two elevator tower units on each side of
the dormer. This proposed loft represents an increase in the GRFA of 515 square feet to
the unit.
Floor plans of the proposed changes are provided below:
II. Background
Village Inn Plaza is located at 100 East Meadow Drive. The property is part of Phase III of
Special Development District No. 6, Vail Village Inn. This SDD has an underlying zoning of
Public Accommodation (PA). See vicinity map of property below:
SDD #6 was adopted by Ordinance No. 7 of 1976 and has undergone multiple
amendments since is adoption. Most of the amendments have been associated with the
other phases of the SDD. The structure has seen minor changes since its original
construction, mainly exterior window updates and interior remodels, but remains largely
unchanged from its original construction. The proposed modifications will be add some
exterior detail and update the appearance of the building to match the architectural
detailing of the more recently constructed adjacent properties. See photo of the frontage
road view taken from the north side of the highway:
Vail Village Inn deviates from the maximum height limitation set forth in the Public
Accommodation zone district of 48 feet for sloped roofs. Building heights were defined by
number of stories in the original adoption of SDD#6 and further illustrated in a drawing
created by consultants Royston, Hanamoto, Beck and Abey dated February 12, 1976. The
building was constructed according to these height restrictions and has not been modified
since. The new major gable element matches the existing ridgeline and the new dormer is
lower in height than the existing elevator shaft roof elements, therefore not affecting the
overall building height. See drawing below:
There are no additional parking requirements as the number of units is not changing.
III. Zoning Analysis
The proposed modification only affects the GRFA and Employee Housing standards of the
zoning analysis. All other standards are unchanged and remain as approved by Special
Development District #6.
Standard Existing Proposed
GRFA
Unit 501
Unit 502
2467sf
1399 sf
2744 sf (277 additional)
1914 sf (515 additional)
Parking 1.4 spaces per unit No change
Employee Housing Approved prior to
Inclusionary Requirement
79 sf (pay-in-lieu)
IV. Criteria for Review for the Major Amendment to a Special Development District
Section 12-9A-8: Design Criteria and Necessary Findings in the Vail Town Code provides
the criteria for review of a Major Amendment to a Special Development District. Below is a
listing of the criteria and how the proposal complies with each:
1. Compatibility: Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk, building
height, buffer zones, identity, character, visual integrity and orientation.
Proposed: The architectural design, scale, bulk, building height, buffer zones, identity,
character, visual integrity and orientation remains largely unchanged as a result of the
proposed amendment. The roof changes align with the existing ridge, there fore the height
remains the same as constructed.
The massing and detailing of the gable elements is consistent with the adjacent gable
ends on the building and the added elements add a level of architectural character evident
on the newer adjacent properties.
Since originally constructed, the character and level of architectural detailing of the village
has increased dramatically. Adjacent buildings have been approved with greater heights
and the proposed modifications are compatible with the immediate environment.
2. Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
Proposed: There is no change to the use, activity or number of dwelling units within the
proposed amendment. The increase is GRFA is consistent with the intent of Chapter 15 of
the Vail Town Code and without the size of the roof elements would qualify as a minor
amendment to the SDD.
3. Parking and Loading: Compliance with parking and loading requirements as outlined in
chapter 10 of this title.
Proposed: The addition of GRFA does not affect the parking requirements for the units
and is unchanged.
4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive
plan, town policies and urban design plans.
Proposed: Village Inn Plaza is within the boundaries of the Vail Village Master Plan and
further located within Mixed Use Sub-Area #1. The following objectives of the master plan
are applicable to this application:
Objective 1.2:
Encourage the upgrading and redevelopment of residential and commercial facilities.
Objective 2.5:
Encourage the continued upgrading, renovation and maintenance of existing lodging and
commercial facilities to better serve the needs of our guests.
5. Natural And/Or Geologic Hazard: Identification and mitigation of natural and/or geologic
hazards that affect the property on which the special development district is proposed.
Proposed: The above criterion is not affected by the proposed improvements.
6. Design Features: Site plan, building design and location and open space provisions
designed to produce a functional development responsive and sensitive to natural
features, vegetation and overall aesthetic quality of the community.
Proposed: The above criterion is not affected by the proposed improvements as there are no
changes proposed for the site plan.
7. Traffic: A circulation system designed for both vehicles and pedestrians addressing on
and off site traffic circulation.
Proposed: The above criterion is not affected by the proposed improvements.
8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize
and preserve natural features, recreation, views and function.
Proposed: The above criterion is not affected by the proposed improvements.
9. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional
and efficient relationship throughout the development of the special development district.
Proposed: The above criterion is not affected by the proposed improvements.
V. Photo images:
Below are images taken from Meadow Drive and the Frontage Road. The proposed improvements
are not visible from other locations within the Village.
From Meadow Dr.
From walk below Vail Village Plaza
From walk below Sebastian
From sidewalk along Frontage Road
VI. Adjacent Property Owners
Vail Gateway Plaza Condo Association
c/o Vail Tax & Accounting
PO Box 5940
Avon, CO 81620
Vail Plaza Hotel (Sebastian)
c/o Timbers Resorts
16 Vail Road
Vail, CO 81657
Village Inn Plaza Phase I,II,V
c/o Jonathon Staufer, Manager
100 E. Meadow Drive, #31
Vail, CO 81657
Solaris
c/o Peter Noble, John Boord
2211 N. Frontage Road, Suite A
Vail, CO 81657
One Willow Bridge Road Condo Association
c/o Corporation Service Company
1560 Broadway, Suite 2090
Denver, CO 80202
One Willow Bridge Road Condo Association
4148 N Arcadia Drive
Phoenix, AZ 85018
Talisman Condo Association
c/o Ptarmigan Manangement
62 E. Meadow Drive
Vail, CO 81657
Sonnenalp
c/o Johannes Faessler
20 Vail Road
Vail, CO 81657