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HomeMy WebLinkAboutPEC160008_PEC160008 Narrative_1455568560.pdfPhysical Address: 105 Edwards Village Blvd, Suite G104 (970) 949-7034 Mailing Address: P.O. Box 1734 Vail, CO 81658-1734 Edwards, CO 81632 email: general@vagarchitects.com February 15, 2016 Town of Vail PEC Project Narrative Re: Red Lion Condominium Units R-2 and R-3 Remodel/Expansion The Red Lion Condominiums located at 304 Bridge Street is a complex comprised of three Residential Units and numerous tenant Commercial spaces. Most notably the Red Lion Restaurant and the Bridge Street Bar. The Three Residential units are located on the upper two floors of the building with the upper most area of residential space tucked within the 3/12 pitched and gabled roof structure. After review of Title 12 Chapter 15 the association has determined that their property of .3204 acres has an available GRFA of 11,165. The recorded condominium plat maps of 1990 indicate a current GRFA of 8,953. The current and remaining allowable GRFA was allocated by the Association pro-rata to the three residential units. Over the last decade or two since any significant improvements to the Red Lion has taken place the neighborhood consisting of the Old Rucksack Building (now Marmot at 288 Bridge Street) the Vista Bahn Building (Remonov) and the Bridge Street Lodge along with Siebert Circle have seen significant improvements. In keeping with the character of these improvements and the original character or the Red Lion and without additional site coverage impact The Red Lion Units R-2 and R-3 request an addition of a dormer to the existing north sloped roof for the purpose to enclose approximately 1,400 GRFA per the attached plans and elevations. The current owners of the residential units are not proposing an increase in unit density. The proposed dormer and enclosed area does not interfere with the view corridors of the Village nor add any additional impact to the building, Town, or Community needs or services. The Design has carefully blended the architecture and details of the original Red Lion building including the iconic white stucco and highlighted fascia and soffit. The proposed roof height is well within the approved limits and at no time breaks the existing ridge height. The roof slope and finishes along with the revised window patterns complement and balance to the original. Physical Address: 105 Edwards Village Blvd, Suite G104 (970) 949-7034 Mailing Address: P.O. Box 1734 Vail, CO 81658-1734 Edwards, CO 81632 email: general@vagarchitects.com A most notable improvement will be the relocation of the Red Lion rooftop enclosure and grill hood discharge. The equipment both large and older in its service years will be replaced with a more compatible and friendly new version on the upper most roof area. The project does not create any additional impacts within the stream path. The projects suggest the enclosure of an outdated stair and canopy system providing access to the units from the North. This area abuts the property line and the Marmot building today but creates an unsightly and potentially dangerous enclosed area at the ground level. Final designed improvements to this area while include an enclosed stair riser and heated steps with a suggested more permanent roof solution still allowing light and access to the Kitchen area below. While the solution is clearly both functionally and life safety improved the aesthetic presented to both the pedestrian and adjoining properties will also be greatly improved. In such this small addition remodel clearly keeps with the suggested Goals and Objectives of the Vail Village Masterplan. Most Specifically: GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN ORDER TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY. GOAL #3 TO RECOGNIZE AS A TOP PRIOTITY THE ENHANCEMENT OF THE WALKING EXPERIENCE THROUGHOUT THE VILLAGE GOAL #4 TO PRESERVE EXISTING OPEN SPACE AREAS AND EXPAND GREENSPACE OPPORTUNITIES. GOAL #6 TO ENSURE THE CONTINUED IMPROVEMENT OF THE VITAL OPERATIONAL ELEMENTS OF THE VILLAGE. Sincerely, Judge + Associates Inc. architects and planners, aka VAg inc. Name, Title Encl.: Application Package to the PEC.