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HomeMy WebLinkAbout2013-0311 PECK� TOWN OF VAIL' PLANNING AND ENVIRONMENTAL COMMISSION March 11, 2013 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 Site Visit: 1. Wall Street Building — 225 Wall Street 45 minutes 1. A request for the review of a variance from Section 12-713-15, Site Coverage, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of additions in excess of the prescribed site coverage; and a request for the review of a major exterior alteration or modification, pursuant to Section 12-713-7, Exterior Alterations and Modifications, Vail Town Code, to the allow for the construction of additions, located at 225 Wall Street/ Lot B, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008, PEC130009) Applicant: Wall Street Commercial, LLC, represented by Suman Architects Planner: Warren Campbell 90 minutes 2. A request for a work session to discuss the Vail Village Character Study, an initiative to examine the Town's current regulations, design standards and guidelines applicable to Vail Village to determine whether they are sufficient to ensure the special character of Vail Village is not just maintained but also enhanced. Applicant: Town of Vail, represented by Braun Associates, Inc. Planner: Warren Campbell 3. A request for review of a major amendment to Special Development District No. 16, Elk Meadows, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for changes to building sites, changes to architectural guidelines, increase in GRFA, and revisions to the on-site EHU requirement, located at 1624, 1626, 1628, 1630, and 1632 Buffehr Creek Road/ Elk Meadows Subdivision, and setting forth details in regard thereto. (PEC130005) Applicant: Elk Meadows Development, LLC, represented by Sharon Cohn Planner: Warren Campbell ACTION: Table to March 25, 2013 4. A request for the review of amendments to a conditional use permit for a "public and private parks and active outdoor recreation areas, facilities and uses", pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the construction of various improvements at Ford Park (Gerald R. Ford Amphitheater social courtyard, box office improvements, Betty Ford Way improvements, Betty Ford Alpine Garden expansion, new Betty Ford Alpine Gardens Alpine Education Center, nature trail, riparian restoration, playground restrooms) located at 530, 540, and 580 South Frontage Road East/ Unplatted, and setting forth details in regard thereto. (PEC130004) Applicant: Town of Vail, represented by Todd Oppenheimer Planner: Rachel Dimond ACTION: Table to April 8, 2013 5. Approval of February 25, 2013 minutes 6. Information Update Page 1 7. Adjournment The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published March 8, 2013 in the Vail Daily. Page 2 TOWN OF VAIL f PLANNING AND ENVIRONMENTAL COMMISSION March 11, 2013 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Bill Pierce Pam Hopkins Henry Pratt Luke Cartin Michael Kurz Susan Bird John Rediker A request for the review of a variance from Section 12-713-15, Site Coverage, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of additions in excess of the prescribed site coverage; and a request for the review of a major exterior alteration or modification, pursuant to Section 12-713-7, Exterior Alterations and Modifications, Vail Town Code, to the allow for the construction of additions, located at 225 Wall Street/ Lot B, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008, PEC130009) Applicant: Wall Street Commercial, LLC, represented by Suman Architects Planner: Warren Campbell ACTION: Tabled to March 25, 2012 MOTION: Kurz SECOND: Cartin VOTE: 6-0-0 2. A request for a work session to discuss the Vail Village Character Study, an initiative to examine the Town's current regulations, design standards and guidelines applicable to Vail Village to determine whether they are sufficient to ensure the special character of Vail Village is not just maintained but also enhanced. Applicant: Town of Vail, represented by Braun Associates, Inc. Planner: Warren Campbell Warren Campbell gave a presentation focused on the steps taken thus far on the project and the goals of public hearing. Tom Braun gave a presentation per a power point. He spoke to each slide's topic with the goal of obtaining feedback from the Commission. Landmarks: Tom Braun spoke to what the focus groups identified as landmarks. The groups identified the Covered Bridge, the Gorsuch Clock Tower, public plaza spaces, and pedestrian streets. The power point included several questions about the current ownership and protection of the public spaces and plaza. Commissioner Kurz spoke to the previous applications for development on the south side of the Village parking structure and the Gorsuch clock tower redevelopment proposal. He questioned whether landmark status should be applied to the identified features as they may not be timeless. He believes the curve in the street, layout of the town, and the environment around the town is timeless. Roof forms will change; architecture will change through redevelopment, etc. Page 1 He spoke to the interpretation that occurs when evaluating compliance with the Vail Village Urban Design Guidelines. Commissioner Pierce spoke to the Wildflower (Elway's) walkway between the Lodge at Vail and the Wall Street Building. He spoke to the benefits if the west side of the Wall Street Building were to open up onto the existing walkway. He added that Meadow Drive has become too wide. Commissioner Cartin spoke to the fact that as the town continues to develop a four season economy there is needed improvement on the incorporation of landscaping throughout the Village. He recognized landscaping will need to take into account cyclist flow and special events such as farmers market. The existing landscaping seems piecemeal. Commissioner Pierce believes there is a need to create a logical comprehensive plan for landscaping including trees in the Village. There needs to be a compromise to balance the location of trees and retail store fronts. Commissioner Bird stated that she felt that the Vail Interfaith Chapel should be considered a landmark and worth preserving. Commissioner Cartin spoke to the Vail Rowhouses which allows for a difference in development style and interest in the Village. Gorsuch clock tower: Tom Braun spoke to the discussion around the clock tower. Is the tower itself important or the architecture of the tower that is important? Commissioner Bird spoke to Jeff Winston's presentation and his highlighting of the importance of stucco. Commissioner Pratt spoke to the clock tower not being of architectural interest, but it is the location of the tower at the intersection at the center of town. Some significant vertical element needs to be there and represents Vail. It should not be all glass and stone. He suggested the tower needs to be taller in the future. Commissioner Cartin spoke to the tower's simplicity as being what is special. Jim Lamont, Vail Village Homeowners, suggested going to Google to find images of Vail to see what the world thinks is special about Vail. He felt it would be a barometer of what others think is special. He added that we locals get tired of things and want to see change, but it is the consumer/guest that tells us what we need to provide. Currently, the Latin culture is coming to Vail. As we are considering changes maybe we should focus on Barcelona verses Zermat. He added that we are struggling to recognize that Vail is a city. The market and the human soul are saying the Village is not broken, and there is no need to make significant changes. He spoke to the need to evaluate any proposal and change with regard to the ability to park the proposal. He feels that the clock tower is important and how it gets remade is a very important issue and how do you keep the corridors open around the Village in order to view the clock tower. He looks at landmarks more so as the bus stop with the children's art, the berm on the south side of the Village Parking structure, Children's Fountain, etc. Commissioner Kurz stated that he is aware Vail is a city, but he believes this task is an examination of how to keep a unique Village core protected. He spoke to the plaza east of Page 2 Campo DiFiori and the ability to redesign and redevelop the plaza to continue the character of the Village core onto Meadow Drive. Commissioner Rediker spoke to his belief that the simplicity of the clock tower is what is special. He spoke to a concern about going to far in the imposition of the requirement for a tower on a specific property. Commissioner Bird spoke to other communities which regulate architectural design and features. Vail Village Urban Design Guide Plan (UDGP) Applicability: Tom Braun spoke to the current applicability of the UDGP. He added that the focus groups spoke to the expansion of the UDGP to the greater Village. Commissioner Kurz spoke to the successes of the Austria Haus and Sonnenalp redevelopments and the benefits of expanding the UDGP application. Commissioner Pratt spoke to a need to expand the UDGP east to include Manor Vail. He spoke to how the implementation of the UDGP, or version thereof, would help to tie it all together. Commissioner Pierce spoke to conversations on how to improve the pedestrian experience from the Village to Ford Park. It was suggested that tying the Village to Golden Peak to a greater degree. Can there be a retail link created? Is there an ability to expand our retail shopping experience? Include an art walk? Jim Lamont spoke to the conversation in conjunction with Ever Vail about how to connect Lionshead to Ever Vail along West Lionshead Circle through the incorporation of retail. The discussion focused on making the pedestrian experience more interesting verse the sterility that is currently present. The area to the east of the Village core is missing pedestrianization to make it feel like a part of the Village core. Non -conforming properties: Tom Braun identified several properties which exceed their development allowance (height, site coverage). How do these properties redevelop? Should incentives be provided to encourage redevelopment? Commissioner Pierce gave an example of Villa Valhalla being over on number of dwelling units but having remaining Gross Residential Floor Area that they cannot use because of the non- conformity. Commissioner Kurz spoke to changing demographics and future property owners wanting dwelling units to be larger to accommodate families. Jim Lamont spoke to what he heard in the focus groups. He heard the buildings will tend to be rehabilitated verses complete redevelopment. At what point do we limit the number of dwelling units and eliminate the ability to live for a day, week, month, or permanently in the Village. Commissioner Pratt stated that he felt redevelopment incentives over the last ten years have been handled poorly. There are many projects which are too tall. Height is key in the Village. He suggested potentially relaxing the 60/40 roof height split. The limited availability of properties will cause values to increase to allow for redevelopment. Page 3 Michael Kurz suggested that the taller the building is permitted that there may be increased architectural detailing requirements. Commissioner Pierce spoke to his ideas on how buildings might redevelop. He spoke to the fact that each property has an individual and unique circumstances which might need to be addressed. Commissioner Cartin spoke to a need to control the hop scotching of development which has resulted in each subsequent project being larger than the previous. He used height as an example. Development seems to want an extra floor if the buildings adjacent are of a certain height. There was conversation by the Commissioners generally agreeing to allow existing development to maintain what they have if they are already in excess. Architectural Character: Tom Braun spoke to the comments heard from the focus groups Commissioner Pierce spoke to the Pepi's Sports wing which is new and in contrast with the hotel as being appropriate. He spoke to the spaces between buildings which are special not necessarily the architecture. Commissioner Kurz spoke to the great architecture of the Bell Tower Building and the Gasthof Gramshammer as being special, but there are other expressions of alpine architecture which may be appropriate. Commissioner Pratt departed at 2:48 pm. Jim Lamont spoke to have buildings which all looked like the Bell Tower Building would be too much. He agrees that some diversity is appropriate. Commissioner Kurz spoke to a blend of Austria Haus, Sonnenalp, Bell Tower Building, as being appropriate with regard to architecture. Commissioner Kurz stated that if a building were to be big in the Village the Ritz-Carlton is an example of how to do big and beautiful. He added that rooflines and materials would be a good place to begin in defining the character. Commissioner Pierce spoke to his interactions with retailers and their thoughts around the need for windows and doors. Commissioner Cartin spoke to his disbelieve that planters and some landscaping prevent patrons from entering restaurants and retail. Retail storefront: Jim Lamont spoke to the European direction of store fronts, which is larger panes of glass and reduced divisions (mullions). Commissioner Cartin spoke to the variety of the window types being appropriate but the need for retailers to display goods in an attractive manner is important as well. Page 4 Commissioner Pierce spoke to the use of glass types which significantly reduces reflectance to allow for pedestrians to see in. There needs to be detailing of handles, etc. Tom Braun stated that maybe a building needs to be reviewed in whole with regard to store fronts. Allowing for differing windows in various tenant spaces based upon the compilation of the whole. Commissioner Pierce spoke to the need to balance landscaping with retail store fronts Jim Lamont spoke to a need to find 4 to 5 locations where specimen trees could be installed so as to get the canopy up above the retail storefront level. Commissioners Pierce and Kurz spoke to a need to look at Meadow Drive and to reevaluate the ability for buses to pass each other along the extent of the road. This causes an expanse of pavers that may not be desirable. Building height and sun/shade Commissioner Pierce spoke to the need to provide height to accommodate floor plates of approximately 11 feet. Retail floor levels should be between 12 and 14 feet. Jim Lamont suggested using 3D modeling tools to examine the Village if height were to be increased. Commissioner Pierce inquired as to how the sun/shade analysis is used. If a project complies with height what comment is there regarding sun/shade? Are we going to tell someone no? 3. A request for review of a major amendment to Special Development District No. 16, Elk Meadows, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for changes to building sites, changes to architectural guidelines, increase in GRFA, and revisions to the on-site EHU requirement, located at 1624, 1626, 1628, 1630, and 1632 Buffehr Creek Road/ Elk Meadows Subdivision, and setting forth details in regard thereto. (PEC130005) Applicant: Elk Meadows Development, LLC, represented by Sharon Cohn Planner: Warren Campbell ACTION: Tabled to March 25, 2012 MOTION: Kurz SECOND: Cartin VOTE: 5-0-0 4. A request for the review of amendments to a conditional use permit for a "public and private parks and active outdoor recreation areas, facilities and uses", pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the construction of various improvements at Ford Park (Gerald R. Ford Amphitheater social courtyard, box office improvements, Betty Ford Way improvements, Betty Ford Alpine Garden expansion, new Betty Ford Alpine Gardens Alpine Education Center, nature trail, riparian restoration, playground restrooms) located at 530, 540, and 580 South Frontage Road East/ Unplatted, and setting forth details in regard thereto. (PEC130004) Applicant: Town of Vail, represented by Todd Oppenheimer Planner: Rachel Dimond ACTION: Table to April 8, 2013 MOTION: Kurz SECOND: Cartin VOTE: 5-0-0 5. Approval of April 9, 2012 minutes MOTION: Bird SECOND: Kurz VOTE: 3-0-2 (Rediker, Cartin abstained) Page 5 6. Information Update 7. Adjournment MOTION: Rediker SECOND: Bird VOTE: 5-0-0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published March 8, 2013 in the Vail Daily. Page 6 K) TOWN OF VAIL t Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: March 11, 2013 SUBJECT: A request for the review of a variance from Section 12-7B-15, Site Coverage, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of additions in excess of the prescribed site coverage; and a request for the review of a major exterior alteration or modification, pursuant to Section 12-7B-7, Exterior Alterations and Modifications, Vail Town Code, to the allow for the construction of additions, located at 225 Wall Street/ Lot B, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008, PEC130009) Applicant: Wall Street Commercial, LLC, represented by Suman Architects Planner: Warren Campbell SUMMARY The applicant, Wall Street Commercial, LLC, represented by Suman Architects, is requesting the review of a variance from Section 12-7B-15, Site Coverage, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, and the review of an exterior alteration or modification, pursuant to Section 12-7B-7, Exterior Alterations and Modifications, Vail Town Code, to the facilitate the construction of a commercial addition at 225 Wall Street (Wall Street Building). Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval 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. 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 928 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 building 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 elevation. A vicinity map (Attachment A), the applicant's written request (Attachments B), the proposed site and architectural plans (Attachment C), a memorandum by 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. 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. Town of Vail Page 2 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. 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 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 II — 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 Town of Vail Page 3 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 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 Town of Vail Page 4 V. SITE ANALYSIS Address: 225 Wall Street Legal Description: Lot B, Block 5C, Vail Village Filing 1 Zoning: Commercial Core I (CC1) Land Use Plan Designation: Village Master Plan Current Land Use: Mixed Use Lot Size: 7,301 sq.ft. (0.1676 acre) Geological Hazards: None Standard Allowed/Required Existing Proposed Lot Area 5,000 s.f. 7,301 s.f. no change Setback: West per WDG* 4 feet no change East per WDG 0 feet no change North per WDG 0 feet no change South per WDG 6.4 feet 0 feet Height 60% less than 33 ft. 0% no change 40% from 33 ft. to 43 ft. 91% no change 0% over 43 ft. 9% no change Site Coverage 5,840.8 s.f. 5,864 s.f. 6,092 s.f. 80.3% 83.4% Landscaping no net loss 59 s.f. 91 s.f. Density (GRFA) 5,840 s.f. unknown no change Density DUs 4 DUs 8 DUs no change (25 DUs/acre) Parking 12 DUs Zero no change (1.4/DU) Zero commercial Zero 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 Town of Vail Page 5 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: 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 supportive. 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. Staff has consistently reviewed site coverage variances in the Vail Village in close concert with any proposed changes in landscaping. The applicant proposes a net increase in landscaping for the site by 32 square feet. This net increase occurs on the southwest corner of the property in conjunction with the relocation and reconfiguration of the staircase to the basement level. The proposal contains a design to reduce and reconfigure the single existing landscaping area along the east facade of the Wall Street Building. In conjunction with the major exterior alteration request, Staff discussed the need to maintain an organically shaped landscape planter along the east fagade with the same area of landscaping. 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. 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 Town of Vail Page 6 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 Design Considerations, and the zone district. The review criteria for an exterior alteration or modification request of this nature are prescribed by Section 12-7B-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 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 Town of Vail Page 7 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 928 of retail and 459 square feet of business/professional office. Based upon these areas the applicant is required to mitigate 0.74 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 $84,298. 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. Itis 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 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. Obiective 1.1: Implement a consistent development review process to reinforce the character of the Village. Town of Vail Page 8 Policy 1.1.1: Development and improvement proiects approved in the Village shall be consistent with the goals, obiectives, policies and design considerations as outlined in the Vail Village Master Plan and Urban Design Guide Plan. Obiective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities. Policy 1.2.1: Additional development may be allowed as identified by the Action Plan and as is consistent with the Vail Village Master Plan and Urban Design Guide Plan. Obiective 1.4: Recognize the "historic" importance of the architecture, structures, landmarks, plazas and features in preserving the character of Vail Village. Policy 1.4.1: The historical importance of structures, landmarks, plazas and other similar features shall be taken into consideration in the development review process. Policy 1.4.2: The Town may grant flexibility in the interpretation and implementation of its regulations and design guidelines to help protect and maintain the existing character of Vail Village. Policy 1.4.3: Identification of "historic" importance shall not be used as the sole means of preventing or prohibiting development in Vail Village. GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR -AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITYAS A WHOLE. Obiective 2.1: Recognize the variety of land uses found in the I I sub -areas throughout the Village and allow for development that is compatible with these established land use patterns. Policy 2.1.1: The zoning 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 existing architectural scale and character of the core area of Vail Village. Obiective 2.4: Encourage the development of a variety of new commercial activity where compatible with existing land uses. Policy 2.4.1: Commercial infill development consistent with established horizontal zoning regulations shall be encouraged to provide activity generators, accessible greenspaces, public plazas, and streetscape improvements to the pedestrian network throughout the Village. Town of Vail Page 9 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. 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 adjacent to, or visible from, public areas." Chapter 7 of the Vail Village Master Plan identifies ten Vail Village Sub -Areas. Within each sub- areas concepts are described which are meant to serve as "advisory guidelines for future land use decisions by the Planning and Environmental Commission". The Wall Street Building is located within Sub -Area #3. Sub -Area 3# is as follows: Town of Vail Page 10 "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 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, objectives and policies established in these respective plans. " Town of Vail Page 11 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 review (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. Pedestrian ization 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. 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 negative impacts to the pedestrian experience created by the proposal to infill the 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. This concern will be discussed further under subsequent considerations. 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". Staff is concerned with the proposals inclusion of the reduction and reconfiguration of the existing landscape planter located at the northeast corner of the Wall Street Building. Currently this is the single landscaping planter on the west side of Wall Street along the building fagade. Staff believes it is imperative to maintain a minimum of 22 square feet of landscaping area in an organic shape to frame the landscaping to the east. Town of Vail Page 12 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. Staff does have a concern about the impacts of the outdoor display of goods on the Wall Street pedestrian way. With the infill of the arcade tenants may desire to display their goods outside of their space. This practice could result in a significant impact on the width of the pedestrian way and experience. 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 fagade lines, building iogs, and landscape areas, give life to the street and visual interest for pedestrian travel." Staff believes that the infill of the two-story arcade at the northeast corner of the structure is contrary to the goal of this consideration. The two-story arcade serves as an inset to the structure at the pedestrian level which provided views into wall Street, shelter, and an element of 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 Town of Vail Page 13 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 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. "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, with a rougher surface and greater variability in stone sizes, found elsewhere in the Village. Lastly with regard to materials, on 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 rise. 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 Town of Vail Page 14 lentils over the window (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 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 Woody'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. " Town of Vail Page 15 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. Therefore, Staff finds the proposed exterior alteration needs to be modified in order to be consistent with this criterion. 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 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: "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 variance request, the Community Development Department recommends the Commission makes the following findings: 'Based upon the review of the criteria outlined in Section Vll of the Staff memorandums to the Planning and Environmental Commission dated March 11, 2013, and the evidence and testimony presented, the Planning and Environmental Commission finds: Town of Vail Page 16 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 / 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 / District." 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 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 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. (PEC 130009)" Should the Planning and Environmental Commission choose to approve this exterior alteration or modification request, the Community Development Department recommends the Commission imposes the following conditions: "1. This exterior alteration or modification approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review application. 2. The applicant shall mitigate the impact on employee housing caused by this commercial addition in accordance with the provisions of Chapter 12-23, Commercial Linkage, Vail Town Code. Town of Vail Page 17 3. The applicant shall submit plans in conjunction with the Design Review application which includes an organically shaped landscaping bed of a size which is no less than the existing landscape planter at the northeast corner of the building. 4. The applicant shall submit plans in conjunction with the Design Review application which do not include any first or second floor infill of the open two-story element at the northeast corner of the building." Should the Planning and Environmental Commission choose to approve the exterior alteration 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 March 11, 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 CCI 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. Memorandum from Jeff Winston dated March 4, 2013 Town of Vail Page 18 1- 1 1 1 "F • I �r 1i M • ' , VX ....t�r�•c:: ." . x RECEIVED By David Rhoades at 4:37 pm, Mar 05, 2013 SUMAN ARCHITECTS PEC130008 REV1 March 5, 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. ff.) Commercial: Basement Retail 875 sq. ft. No Change First Floor Retail 3,802 sq. ft. 4,730 sq. ft. (increase of 928 sq. ff.) Second Floor Office 3,495 sq. ft. 3,954 sq. ft. (increase of 459 sq. ff.) Landscape Area: 59 sq. ft. 91 sq. ft. (increase of 32 sq. ft.) Total Proposed Additional Site Coverage michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 Vail, CO 81657 228 sq. ff. 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 fagade of the Wall Street Building and provide increased transparency for high quality retail space along Wall Street. Additionally, new regional stone veneer is proposed to replace the existing brick columns. As a framework around the new storefront openings, this higher quality material will add visual strength to the building base. At the northeast corner of the building, the new stone framework rises up around the new second floor office space. This gives the highly visible corner more prominence and reinforces the buildings main entry area. New wood siding is applied to the existing projected mass on the east fapade to compliment the sole wood sided northwest corner of the building. A new second floor bay window provides detailed relief to the east fagade and improved natural light to the office suites within. 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 CC 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 CCI I. 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 SOMAN ARCHITECTS APPENDIX A PHOTO 1 - Northeast building corner and main entrance of Wall Street Building michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN ARCHITECTS 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 ARCHITECTS 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 Ll /r IIS ! -1 9 ,1 ; I 1!� fii � L,p; ��j 'r•F •. R�� ;;h Ae ��� in^;in0!�C. �� � m ;• i res..,. - r. i Ali► SUMAN ARCHITECTS 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 ARCHITECTS 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 ARCHITECTS PHOTO 7 - East gate 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 ARCHITECTS 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 141 i SOMAN ARCHITECTS 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 ARCHITECTS PHOTO 11 - New Proposed Stone to match stone at Solaris Retail levels 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 March 5, 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 regional stone and adding one more area of siding to balance the upper level finishes. Stucco will still remain the dominant finish of the building per the recommendations of this section. The new stone veneer is introduced as a strengthening frame around the new storefront openings. With precedence throughout the village, stone is being applied to the lower level to give visual strength or foundation to the building base. Where stone carries over openings, a strong metal header support is shown to visual bear the stone overhead. This is an appropriate and often used treatment of stone. The stone proposed is a warm stone with natural browns, reds and beige tones. See photo 1 in Appendix A. The highly visible northeast corner of the building and entry are very confusing and unresolved. Organizing this area with a two-story stone frame creates a strong corner anchor for the street intersection. 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. New wood siding is applied to the existing projected mass on the east fapade to compliment the sole wood sided northwest corner of the building. Alternating stucco areas with siding areas better balances the facades and provides purpose to the existing NE siding area of the building. The siding color proposed is a slightly darker brown than currently exists. 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 Copper accent areas are proposed as a new unifying material and flashing. A second story bay window element is proposed to be clad in copper. Areas of wall between glazed areas at the corner anchor form are shown as copper. And finally, storefront opening headers in copper tie it all together. Color for the new materials all relate to the natural environment. Stucco will remain white, the stone is brown/red per photo 1, the siding is a richer brown, the trim accent color will be a darker version of the siding, and the 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 horizontal section of windows is proposed to better distinguish the second level commercial from the residential above. As a new building element, the window section as akin to a bay window and adds another level of detail to a large fapade. The window units in the section are then periodically divided with wood trim similar to existing second story window sections in the village. See photo group 2 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 3 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 second level window section attempts to better transition the building window areas from the open retail level to the privatized residential openings on the third floor. As encouraged by this section, the second level window section takes the form of a bay window. This new bay window form provides a unifying element for the dissimilar compositions of openings/elements found on the residential and retail levels. 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. 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 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. 8. Accent Elements Signage and other accent elements will be addressed with the individual tenant improvement efforts and resolved with the DRB. 9. Landscape Elements A net increase of 32 sq. ft. of softscape is associated with the proposed improvements. Specific details and design is intended to be resolved with the DRB. 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 ARCHITECTS APPENDIX A PHOTO 1 - New Proposed Stone to match stone at Solaris Retail levels Or - ., • - ...., 4 ,�. Vx R y Y zP IL lo 4-k N'� michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 Vail, CO 81657 o 970.479.7502 m 970.471.6122 11 III SOMAN ARCHITECTS michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN ARCHITECTS michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SOMAN ARCHITECTS PHOTO 3 - 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 Sf918 OavaoloO'lwn 133aLS IIVM F s El JNlamne 133HIS IIVM o rQ o w� N - fL W p a = U e U W a h W z z O /V�.� o r a j1 z z W W V o O J z z J W 2 ¢ a r �>d¢z��OOp Oryx aa W O J aO F N F Q p Q M �a��LL>p>wzw ZiY F y w O p O W LL 2 w Q J W 2 W 0 J wj<rcw =i< UQ�x FwQCFr¢w w MzFOwrcr�OO NuwaUaywaiwWazz=pz3wwzwwwNazNwaawtlw ¢UyUUOUwFUptzOr000 >3al J W> W U N N N N U O O N N N 00" 00 O 0 7 O a' XXX W a' (LXXXa' K a' a z _ a= 11 11 rc oaxxxaaaaxxxaaa p a Z M3 H � WLLLU WW z �= J a U a � W W a Iwo mj - J aLb o v a O W r J w 0 a \ �Aa \ d C< � )§� / \/\\1 OGVa0'100 IIVA 133a1.11IN1 r El 'JNlallfl8 133lJ1S 1�dM €g Q sesta oavaolOO'IIVA 133alsnvm C = 0 El JNicnin8 133HIS IIVM Ll " J a W w W Cl) Q Q � ZQ F X� W„ o z oava0'100 II.A 133a1.11IN1 r El 'JNlallfl8 133lJ1S 1�dMMv �-T I II ili N�Da iol Z J a I O LL I F LL I 0 Z4 F I L ? 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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 izat ion 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 fapade removes some of the variability of the street edge, but may have a beneficial effect of making those store fronts more visible. 6. Building Height No impact. 7. Views Slight impact on views of the stairwell at the south end of Wall Street. 8. Sun/shade No impact. Architectural Considerations Facades Materials Removing or covering the stucco on the central portion of the East View removes a significant presence of stucco in Wall Street—with no apparent benefit. We understand the challenge in trying to match the existing one -of -a -kind texture, if there were significant changes in the wall plane. However, in our opinion it is not essential to match it. In fact, the guidelines suggest flat stucco (see Color section) to avoid too many fanciful textures. In some places in the Village different textures, and colors, of stucco are juxtaposed next to each other. As long as the change occurs at a vertical change in plane (inside corner) it will give the impression of separate buildings, or an addition at a different time. The veneer stone material conveyed in the Schematic Design images suggests a very rectilinear, block -like character, rather than the more natural looking stone (rougher surface, not straight unbroken horizontal joints, greater variability in stone sizes) found elsewhere in the Village. Macintosh HD:Users.itwinston: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 fapade. 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.itwinston: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.itwinston:Documents.ACTIVE PROJECTS.Vail Design Review. -The Wall Street Building:Wall Street DesRevMeml.docx K) TOWN OF VAIL ' Memorandum TO: Planning and Environmental Commission and Design Review Board FROM: Community Development Department DATE: March 11, 2013 SUBJECT: A request for a work session to discuss the Vail Village Character Study, an initiative to examine the Town's current regulations, design standards and guidelines applicable to Vail Village to determine whether they are sufficient to ensure the special character of Vail Village is not just maintained but also enhanced. Applicant: Town of Vail, represented by Braun Associates, Inc. Planner: Warren Campbell I. SUMMARY The purpose of this work session is to allow the applicant, Town of Vail, to begin discussion on elements of the Vail Village Master Plan and Vail Village Urban Design Guide Plan which may need to be reexamined to address the project's problem statement. The following problem statement was developed in conjunction with the Vail Town Council and is intended to guide the process, discussion and outcomes. As buildings in the Village continue to redevelop or as other changes occur to the physical features of Vail Village, are the Town's current regulations, design standards and guidelines sufficient to ensure that the special character of Vail Village is not just maintained but also enhanced. Specifically staff will begin to discuss five topical areas of the Vail Village Master Plan and Vail Village Urban Design Guide. The five topical areas were developed through the focus group participation, staff's, and consultant's experience and observations. The five topics area as follows: • Architectural Character — Vail Village was "originally conceived as a mountain resort in the pattern of a quaint European alpine Village. Do the Town's guidelines further this goal, what types of architectural expression, use of materials, etc. may be appropriate while still holding true to this vision? • The Urban Design Guide Plan and Design and Design Considerations —Where do these guidelines currently apply, where should they apply? • Future re -development potential of properties that currently exceed allowable height, GRFA, etc. — A number of properties in VV that currently exceed zoning standards are considered potential candidates for redevelopment. Historically, properties in Vail have increased in size when re -developed. How can Town encourage re -development while at same time maintain the scale of buildings in the Village? • Landmark Designation —Are there improvements in the Village that warrant designation of "landmark" status? • Specific Elements of Urban Design Guide Plan and Design Considerations — Eleven specific elements of the UDGP have been identified that may warrant refinement/clarification. The purpose of this meeting is to discuss each topic and determine which, if any, warrant further study and potentially amendments in order to improve the existing development review process and further the overall design goals for the Village. Based on feedback from the Planning and Environmental Commission, decisions will be made on which topics warrant further discussion. Staff and consultant will present amendment alternatives for such topics at a future meeting. Staff has provided links to the Vail Village Master Plan and the Vail Village Urban Design Guide Plan. II. BACKGROUND On February 18, 2009, the Vail Town Council adopted Resolution No. 23, Series of 2008, a resolution that provided for certain updates to the Vail Village Master Plan. One of the more significant updates to the plan was the addition of an objective recognizing the "historic" importance of architecture, structures, landmarks, plazas and features with the goal of preserving the existing character of Vail Village. In addition, one new policy statement was added to the plan to further the newly stated objective. The policy statement was developed to guide the Town's decision-making in achieving each of the stated objectives, whether it be through the review of private sector development proposals or in implementing capital improvement projects. Finally, action steps were suggested as immediate follow-up actions necessary to implement the goals of this Plan. To that end, the Vail Village Master Plan was updated to include the following language: GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN ORDER TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY. 1.4 Objective: (in part) Town of Vail Page 2 Recognize the "historic" importance of the architecture, structures, landmarks, plazas and features in preserving the character of Vail Village. 1.4.1 Policy: The historical importance of structures, landmarks, plazas and other similar features shall be taken into consideration in the development review process. 1.4.2 Policy: The town should grant flexibility in the interpretation and implementation of its regulations and design guidelines to help protect and maintain the existing character of Vail Village. 1.4.3 Policy: Identification of "historic" importance shall not be used as the sole means of preventing or prohibiting development in Vail Village. GOAL #1 Action Steps: (in part) 6. Compile a list and develop a map identifying the location of potential structures, landmarks, plazas and other similar features that may be of historical importance. On October 18, 2011 the Vail Town Council discussed Vail Village Historic Preservation and Landmark Designation. As a part of the discussion information was provided on historic preservation, preservation programs, creation of historic districts, common property owner concerns regarding historic designation, possible benefits of a historic district, etc. At the public hearing the Vail town Council was asked to respond to the following question: Should Town staff pursue a public process with the community to discuss preserving and protecting historic structures and landmarks in Vail Village and implementing any regulatory tools that may be necessary to carry out the Town's development objectives? The Vail Town Council directed staff to pursue an initiative to preserve and protect historic structures and landmarks in Vail Village. On November 20, 2012 the Vail Town Council was introduced to the Vail Village Character Study that staff and Tom Braun of Braun and Associates was beginning. At the hearing The Vail Town Council was asked to affirm "The Question at Hand" (question provide under summary section of this memorandum). The Vail Town Council affirmed the direction that the project would take and the question it would seek to answer. On February 7, 2013 several focus group sessions were conducted to obtain input and feedback on the initiative. Staff and the consultant have placed the comments heard from the focus groups into the following categories: Town of Vail Page 3 Near Unanimous Consensus The character of the Village is important to Vail's identity, it sets Vail apart, makes Vail unique. It is important to maintain this, to hold onto, reinforce the original vision for the Village. The Village is great, by and large the regulations/guidelines we have in place are working, with only a very few exceptions the new buildings have added/strengthened/reinforced the Village's character The Village core is distinct from the rest of the Village, "character" is strongest in this area. Some variation to the literal interpretation of the "Swiss Alpine village" is OK, not all buildings will be perfect and not all buildings need to be, an anomaly here and there is OK. With regard to buildings, maintaining existing scale of the Village core is critically. There is no one single building in the Village that would rise to "landmark status" rather it is the scale of buildings, the views, the plazas and public spaces, the pedestrian flow, dining decks are what set the Village apart. Iconic improvements — Covered Bridge. The Clock Tower (albeit no clear consensus as to whether the existing clock tower is worthy of preservation or whether having a clock tower in this location is important) Guidelines may need a refinement here or there, but no major overhaul of system is needed. General sense of what is most important — 1. Building scale 2. Public spaces/pedestrian flow/vitality and street life 3. Quality of design/construction/materials 4. Architecture Widely Held Consensus Some modest degree of additional height in Core might be acceptable (to address floor to ceiling "expectations" of guests) Greater building scale is acceptable outside of the Core (within reason) Design controls (UDGP) to further reinforce the Village's establish character should be expanded to area outside of the Core (East Village, Meadow Drive) Street life, vitality, activity ... specifically outdoor dining decks are critical to the character of the Village. Town of Vail Page 4 Some Degree of Consensus The most important change needed to design guidelines for the Village is to allow for/encourage the use of high quality materials (code talk for materials other than stucco). Guidelines need to encourage creativity/broader expression (while still respecting "alpine" character) More flexibility is needed with regard to window treatments (don't mandate divided panes, allow for larger glass). Need to resolve conflict in Guidelines that require landscaping that blocks visibility of store fronts. Other Pertinent Comments When do you stop using increased levels of development as an incentive for redevelopment? The physical area of "the Village" is considered to extend from Vail Road to Vail Valley Drive, maybe to Manor Vail. Water is very important — both Gore Creek and the water features in the Village. Every site/building is unique, has its own characteristics/considerations that will influence review process. Mechanical — needs to be requirement to screen. What to do with non -conforming buildings — how will they ever have motivation to re -develop? Lodge at Vail, Sitzmark, etc. On February 11, 2013, the Planning and Environmental Commission was introduced to the project and the desired outcomes upon completion. III. RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission listens to the applicant's presentation, asks questions, and provides feedback. IV. ATTACHMENTS A. Vail Village Master Plan B. Vail Village Urban Design Guide Plan Town of Vail Page 5 Ad Name: 8974312A Customer: TOWN OF VAIL/PLAN DEPT/COMM Your account number is- 1 OP2P 33 Vail Daily PROOF OF PUBLICATION STATE OF COLORADO } }ss. COUNTY OF EAGLE } I, Don Rogers, do solemnly swear that I am a qualified representative ofthe Vail Daily. That the same Daily newspaper printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The Vail Daily is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 3/8/2013 and that the last publication of said notice was dated 3/8/2013 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 03/25/2013. General Man ager/Publisher/Editor Vail Daily Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 03/25/2013. ( 2mg-& 9. -'— Pamela J. Schultz, Notary Public My Commission expires: November 1, 2015 �pRY PUe/ ' PAMELA J. SCHULTZ 9�� COt-SRP$ My Commismn Expires 11/0112015 PLANNING AND ENVIRONMENTAL COMMISSION March 11, 2013 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 Site Visit: 1. Wall Street Building - 225 Wall Street 45 minutes 1.A request for the review of a variance from Sec- tion 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 re- quest for the review of a major exterior alteration or modification, pursuant to Section 12-713-7, Exterior Alterations and Modifications, Vail Town Code, to the allow for the construction of additions, located at 225 Wall Street/ Lot B, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008, PEC130009) Applicant: Wall Street Commercial, LLC, repre- sented by Suman Architects Planner: Warren Campbell 90 minutes 2.A request for a work session to discuss the Vail Village Character Study, an initiative to examine the Town's current regulations, design standards and guidelines applicable to Vail Village to deter- mine whether they are sufficient to ensure the spe- cial character of Vail Village is not just maintained but also enhanced. Applicant: Town of Vail, represented by Braun As- sociates, Inc. Planner: Warren Campbell 3.A request for review of a major amendment to Special Development District No. 16, Elk Meadows, pursuant to Section 12-9A-10, Amendment Proce- dures, Vail Town Code, to allow for changes to building sites, changes to architectural guidelines, increase in GRFA, and revisions to the on-site EHU requirement, located at 1624, 1626, 1628, 1630, and 1632 Buffehr Creek Road/ Elk Meadows Sub- division, and setting forth details in regard thereto. (PEC130005) Applicant: Elk Meadows Development, LLC, rep- resented by Sharon Cohn Planner: Warren Campbell ACTION: Table to March 25, 2013 4.A request for the review of amendments to a conditional use permit for a "public and private parks and active outdoor recreation areas, facili- ties and uses", pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the construction of various improvements at Ford Park (Gerald R. Ford Amphitheater social courtyard, box office improvements, Betty Ford Way improvements, Betty Ford Alpine Garden ex- pansion, new Betty Ford Alpine Gardens Alpine Education Center, nature trail, riparian restoration, playground restrooms) located at 530, 540, and 580 South Frontage Road East/ Unplatted, and setting forth details in regard thereto. (PEC130004) Applicant: Town of Vail, represented by Todd Op- penheimer Planner: Rachel Dimond ACTION: Table to April 8, 2013 5.Approval of February 25, 2013 minutes 6.Information Update 7.Adjournment The applications and information about the propos- als are available for public inspection during regu- laroffice hours at the Town of Vail Community De- velopment Department, 75 South Frontage Road. The public is invited to attend the project orienta- tion and the site visits that precede the public hearing in the Town of Vail Community Develop- ment Department. Times and order of items are approximate, subject to change, and cannot be re- lied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional in- formation. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Im- paired, for information. Community Development Department Published March 8, 2013 in the Vail Daily. (8974312) Ad Name: 8925306A THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE Customer: TOWN OF VAIL/PLAN DEPT/COMM NOTICE IS HEREBY GIVEN that the Planning and Your number is- 1 OP2P 33 Environmental Commission of the Town of Vail will account hold a public hearing in accordance with section Vail Daily 12-3-6, Vail Town Code, on March 11, 2013 at 1:00 pm in the Town of Vail Municipal Building. A request for a work session to discuss the Vail Village Character Study, an initiative to examine PROOF OF PUBLICATION the Town's current regulations, design standards and guidelines applicable to Vail Village to deter- mine whether they are sufficient to ensure the spe- cial character of Vail Village is not just maintained STATE OF COLORADO } but also enhanced. Applicant: Town of Vail, represented by Braun As- sociates, Inc. l SS I Planner: Warren Campbell COUNTY OF EAGLE } A request for the review of a variance from Section 12-7B-15, Site Coverage, Vail Town Code, pursu- ant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of additions in excess I, Don Rogers, do solemnly swear that I am a qualified of the prescribed site coverage; and a request for the review of a major exterior alteration or modifi- representative ofthe Vail Daily. That the same Daily newspaper cation, pursuant to Section 12-713-7, Exterior Alter - at ions and Modifications, Vail Town Code, to the printed, in whole or in part and published in the County allow for the construction of additions, located at 225 Wall Street/ Lot B, Block 5C, Vail Village Filing of Eagle, State of Colorado, and has a general circulation g 1, and setting forth details in regard thereto. (PEC130008, PEC130009) Applicant: Wall Street Commercial, LLC, therein; that said newspaper has been published continuously repre- sented by Suman Architects Planner: Warren Campbell and uninterruptedly in said County of Eagle for a period of The applications and information about the propos- more than fifty-two consecutive weeks next prior to the first als are available for public inspection during office hours at the Town of Vail Community Develop- publication of the annexed legal notice or advertisement and P g ment Department, 75 South Frontage Road. The public is invited to attend site visits. Please call 970-479-2138 for additional information. that said newspaper has published the requested legal notice Sign language interpretation is and advertisement as requested. available upon re- quest, with 24-hour notification. Please call 970-479-2356, Telephone for the Hearing Im- paired, for information. Published February 22, 2013 in the Vail Daily. The Vail Daily is an accepted legal advertising medium, (8925306) only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 2/22/2013 and that the last publication of said notice was dated 2/22/2013 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 02/28/2013. General Man ager/Publisher/Editor Vail Daily Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 02/28/2013. 2mg-& 9. -V-� Pamela J. Schultz, Notary Public My Commission expires: November 1, 2015 �pRY PUe/ ' PAMELA J. SCHULTZ 9�� COt-SRP$ My Commismn Expires 11/0112015