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HomeMy WebLinkAboutDRB150081_VGNCH drb compliance final_1427304120.pdf ARCHITECTURE  PLANNING  LANDSCAPE ARCHITECTURE  INTERIORS P.O. BOX 1976, Avon, CO 81620  970.949.0257  www.zehren.com March 23, 2015 Design Review Board Town of Vail 75 South Frontage Road Vail, CO 81658 Re: Vail Golf and Nordic Clubhouse, Design Review Compliance Board Members: The Town of Vail and Vail Recreation District are proposing to redevelop the Vail Golf Course Clubhouse in accordance with the conditions set forth in the 2013 Conditional Use Permit. This correspondence is intended to demonstrate compliance of the submitted plans with the Town Code of Vail, Colorado, Chapter 10, Design Review Standards and Guidelines. The compliance outline is based upon the “Town of Vail with Design Review Board Title 14 Checklist” provided by town staff to the applicant. GENERAL Is the application compatible with existing structures, surroundings, and the environment? There are a variety of residential building styles in the neighborhood immediately surrounding the golf course. Certain recently completed structures are consistent with the proposed materials, forms and detailing of the clubhouse. It is the intent that the renovation be stylistically consistent with more recent municipal structures including those adjacent to the Lionshead Parking Structure and within Ford Park. Is there preservation of existing land features? As the project is predominantly a renovation of an existing site, and is generally within the limits of the existing structure and site development areas, there will be minimal impact to natural landforms or features. Does the project comply with applicable master planning documents? Both the Planning and Environmental Commission and Town Council have previously confirmed that the project complies with applicable master planning documents in accordance with the 2013 conditional use permit, which continues to be valid. SITE PLANNING Are structures and access ways responsive to the existing topography? The proposed site plan modifies the existing topography in order to provide for a small lawn adjacent to the existing banquet space. Slopes south of the existing building have been reduced in severity from approximately 4:1 to 6:1 (horizontal to vertical measurement) and accessible pathways in this area have been reduced from 8.3% to less than 5% slope. ARCHITECTURE  PLANNING  LANDSCAPE ARCHITECTURE  INTERIORS P.O. BOX 1976, Avon, CO 81620  970.949.0257  www.zehren.com Is removal of trees, shrubs, and other native vegetation limited to those essential for development, or those that are diseased? Only those diseased trees or those essential for redevelopment of the parking lot, outdoor patios, and pathways are indicated to be removed on the Landscape Plan. Additional landscaping, as indicated in the documents, is intended to mitigate the effects of any removed landscaping. Are there reasonable limits of construction activity and barriers to preserve significant natural features and vegetation during construction? As the project is predominantly a renovation of an existing site and structure, there will be minimal work necessary to modify the site and little or no significant impact to natural features or vegetation. A construction staging and temporary facilities plan, indicating specific limits of construction and landscape protection measures, will be submitted separately in accordance with adopted ordinances and applicable standards. It is currently anticipated that all construction activities will occur in areas indicated to be re-vegetated or re-paved in the Landscape and Civil Engineering Documents. Is there adequate layout design with respect to location of vehicular and pedestrian entrances and exits, building locations, walkways and recreational trails? As indicated in the operations plan and relevant civil engineering documents, the design provides adequate circulation for service vehicles, guest vehicles, public buses, golf carts and pedestrians during both summer and winter activities. RESIDENTIAL DEVELOPMENT Does the project have an architecturally integrated structure with unified site development? Although the proposed renovation is a municipal project, the integration of the site and structure has been improved through modification of surrounding grades and provision of additional landscape material between the building and surrounding residential structures. Are dwelling units and garages designed within a single structure with the use of unified architectural and landscape design? If not, is there a presence of significant site constraints? Although the proposed renovation is a municipal project, care has been given to adequately screen and integrate garage and service areas with the site plan through the utilization of screening fences and landscape materials. Are duplexes designed to not appear substantially similar or mirror image in design? Not applicable. ARCHITECTURE  PLANNING  LANDSCAPE ARCHITECTURE  INTERIORS P.O. BOX 1976, Avon, CO 81620  970.949.0257  www.zehren.com BUILDING MATERIALS AND DESIGN Are building materials predominantly natural such as wood siding, wood shakes, and native stone? Are concrete surfaces treated with texture and color if used, or exposed aggregate? Is the project free of banned (siding) materials such as aluminum, steel, plastic siding, plywood siding, simulated stone or brick? Natural stone, cedar, and lightly textured stucco are indicated as siding and trim materials. Concrete flatwork is proposed to have an integral, tan/grey sandstone color, no exposed aggregate, and a broom finish. A decorative control joint pattern will be applied to the concrete Dark Bronze aluminum cladding is proposed only at building windows and doors to increase durability and reduce maintenance. Materials prohibited under 10-14-5 of the Town Code, (stucco or EIFS with gross textures or surface features that appear to imitate other materials, simulated stone, simulated brick, plastic and vinyl), are not indicated for use on this project. Are similar building materials and colors used on main and accessory structures? The trash enclosure building will be constructed of the same cedar and asphalt shingles proposed for the clubhouse. Most other accessory structures within the site boundaries are not readily visible from the clubhouse as the legal boundaries of the parcel are extensive. Similar materials and colors are not currently utilized on the existing accessory structures viewed from this building, (starter house). It is unknown if these structures are intended to be redeveloped in a consistent style with this main structure at any time in the future. Are all exterior wall materials continued down to finished grade, eliminating unfinished foundation walls? All exterior wall materials are continued to grade. There are no unfinished foundation walls anticipated. Are colors compatible with the site and surrounding buildings? The proposed materials and colors are the same and/or compatible with those seen on buildings within the surrounding neighborhood as well as those seen other municipal buildings within the town. A palette of natural browns, tans and greys have been selected for the cedar, stone and stucco similar to colors of surrounding stone outcroppings and natural landscape. Are natural colors utilized with primary colors or bright colors used only as accents? No bright or accent colors are proposed. ARCHITECTURE  PLANNING  LANDSCAPE ARCHITECTURE  INTERIORS P.O. BOX 1976, Avon, CO 81620  970.949.0257  www.zehren.com ROOF DESIGN AND MATERIALS Does roof design and materials take into consideration environmental and climatic determinants such as snow shedding, drainage, and solar exposure? The primary roof forms indicated with asphalt shingles have a 5:12 pitch as appropriate for the chosen asphalt material and to shed snow. Secondary roof forms over the cart “barn” and “porch” roofs indicated with grey metal standing seam are typically a 2:12 pitch. Metal roofing is an appropriate material for pitches of less than 3:12. The reduced roof pitch over the “cart barn” is intended to minimize the amount of visible roof necessary to shed snow and rain over existing walls after removal and replacement of the existing flat roof. Additional roof forms have been provided at the same pitch to provide consistent architectural forms around each side of the building. Are rooflines designed so as not to deposit snow on parking areas, trash storage areas, stairways, decks and balconies, or entryways? Gabled roof forms have been proved to shed snow and rain away from pedestrian and vehicular entrances at golf entry, golf grille terrace, and banquet entrances. Vehicle access to the cart barn, loading dock and trash enclosure have also been designed with rooflines to shed snow and rain. As the building is predominantly an existing structure with multiple entry locations, those areas where shedding of snow and rain onto pedestrian or vehicular areas has been minimized through the use of gabled or shed roof forms. In areas where it would be difficult or unfeasible to direct snow and rain away from vehicle or pedestrian areas, gutters and downspouts have been indicated to manage any moisture collected on proposed roof forms. Are roof surfacing materials compatible with the site and surrounding buildings? The proposed three-ply asphalt shingle is the same and/or compatible with those seen on buildings within the surrounding neighborhood as well as with those seen other municipal buildings within the town. The standing seam metal roof is one of the only appropriate materials for lower slope applications and is specified in a “dull” finish to avoid reflection of sunlight. Metal roofing materials can be witnessed in similar applications in the town and surrounding neighborhood. ARCHITECTURE  PLANNING  LANDSCAPE ARCHITECTURE  INTERIORS P.O. BOX 1976, Avon, CO 81620  970.949.0257  www.zehren.com Are there deep eaves, overhangs, canopies, and other building features that provide shelter from the elements? Gabled overhangs in excess of 60 inches have been provided at pedestrian entrances, a canopy or “porch” roof has been at the vehicle drop off area, and a canopy or “porch” roof has been provided at the banquet “patio” to provide shelter from rain and snow. LANDSCAPING; DRAINAGE; EROSION CONTROL Are plant materials indigenous to the Rocky Mountain alpine and sub-alpine zones or are they capable of being introduced into these zones? Trees and plants are indicated to be selected from the Town of Vail recommended plant list. Are geometric plantings, evenly spaced rows of trees and other formal landscape patterns avoided? There are no geometric or formal planting patterns proposed. Does the landscaping plan include a method of irrigation suitable to ensure the continued maintenance of planted materials? Irrigation will be provided through the existing golf course system. Are natural drainage patterns preserved and not modified whenever possible? The existing surface drainage pattern across the parking lot has been modified to cross the driving range in a shallow sloping channel. This is intended to improve the water quality in Gore Creek through settlement of possible contaminants in the existing landscape area. Does the drainage plan ensure no negative impacts upon adjacent sites? The drainage pattern does not cross adjacent sites. Is runoff from impervious surfaces (roofs, pavement) directed to natural or improved drainage channels or is it dispersed into shallow sloping vegetated areas? The existing surface drainage patterns across the parking lot have been modified to cross the vegetated areas of the driving range as noted above. Is the slope of cut and fill banks determined by soil characteristics to avoid erosion and promote re-vegetation opportunities? The cut and fill or slope of channel banks is determined by maintenance equipment necessary to mow lawns and collect practice balls. There are no additional impacts to erosion or re-vegetation. When paving near a tree, is there a plan for a tree vault? There is no intended paving near existing trees. Is the landscaping designed to accommodate snow storage? ARCHITECTURE  PLANNING  LANDSCAPE ARCHITECTURE  INTERIORS P.O. BOX 1976, Avon, CO 81620  970.949.0257  www.zehren.com The majority of snow storage occurs within the boundaries of the existing parking lot in accordance with approved operations plan and civil engineering documents. The remaining snow storage occurs in an existing snow storage area where no new landscaping other than turf replacement of areas disturbed in the construction process. Does the landscape plan preserve and enhance the natural landscape character of the area? As the proposed redevelopment is an existing site with few “natural”, or non-manmade, features, the proposed landscape plan enhances the character of the area by:  Increasing the amount of landscape material between the parking lot and residential homes to the south, east and west;  Increasing the amount of landscape material between the existing structure and residential homes to the south and east;  Providing an enhanced plaza area for guest transition from vehicles to both Golf/Nordic activities as well as banquet functions at the west building entry;  Providing an enhanced plaza area from Golf/Nordic activities at the east building entry;  Screening existing service functions; and  Improving the aesthetics and functionality of outdoor function areas. FENCES AND WALLS: Do fences and walls respect existing landforms and fit into land massing rather than arbitrarily follow site boundary lines? Fences are only provided to screen the existing loading dock and transformer. They do not follow the property line and are located on relative flat grade. Does the design of fences, walls, and other structural landscape features include materials compatible with the site and the materials of the structures on the site? The fences are indicated to be constructed out of red cedar to match the proposed wood siding trim and dumpster enclosure. All other site walls will be clad in natural stone to match the building. Does the plan avoid chainlink fences except as temporary construction fences or as required for recreational facilities? There are no chainlink fences proposed other than for temporary construction fences. Do retaining walls and cribbing utilize natural materials such as wood timbers, logs, rocks, or textured, color tinted concrete? ARCHITECTURE  PLANNING  LANDSCAPE ARCHITECTURE  INTERIORS P.O. BOX 1976, Avon, CO 81620  970.949.0257  www.zehren.com All other site walls will be clad in natural stone to match the building. LIGHTING Does the application contain illumination that provides the minimum amount of lighting necessary while protecting the legitimate privacy of neighboring residents by controlling the intensity of the light source? The Illuminating Engineering society of North America (IESNA, or IES) publishes recommended illumination levels for outdoor lighting. For outdoor parking lots intended for “cultural, civic or recreational events”, the IES recommends an average and minimum horizontal illuminance of 2.4 and 0.6 footcandles respectively. In addition, the IES recommends 5.0 footcandles for active building entries. The current lighting levels have been estimated to be an average of approximately 1.5 footcandles and a minimum of approximately 0.2 footcandles at the southern edge of the parking lot. In addition, approximately 4.0 footcandles of “task” lighting has been provided at the vehicle valet location. Please let me know of any questions or concerns. Thank you. Timothy Losa, AIA Principal Zehren and Associates, Inc.