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HomeMy WebLinkAbout2013-0408 PECK� TOWN OF VAIL' PLANNING AND ENVIRONMENTAL COMMISSION April 8, 2013 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 Swearing-in New Members — Lorelei Donaldson MEMBERS PRESENT MEMBERS ABSENT Site Visit: 1. Wall Street Building — 225 Wall Street 60 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 ACTION: MOTION: SECOND: VOTE: CONDITION(S): 60 minutes 2. A request for a work session to discuss the initial steps in the planning process for the Vail Valley Medical Center Facilities Master Plan project, located at 181 West Meadow Drive, Lots E & F, Vail Village 2nd Filing, and setting forth details in regard thereto. Applicant: Vail Valley Medical Center, represented by Dan Feeney Planner: George Ruther ACTION: MOTION: SECOND: VOTE: CONDITION(S): 3. A request for the review of a variance from Section 12-6E-8, Density Control, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for an increase in dwelling units per acre to facilitate the construction of two single-family residences, located at 1183 and 1191 Casolar Del Norte Drive/Lots 4 and 5, Casolar Vail, and setting forth details in regard thereto. (PEC130010) Applicant: Todger Anderson, represented by Tom Braun Planner: Warren Campbell ACTION: Table to April 22, 2013 Page 1 4. A request for the review of amendments to a conditional use permit, pursuant to Section 12-16- 10, Amendment Procedures, Vail Town Code, to allow for the redevelopment of the Vail Golf Course Club House (i.e. accessory buildings, permanent and temporary, and uses customarily incidental and accessory to permitted or conditional outdoor recreational uses, and necessary for the operation thereof, including restrooms, drinking fountains, bleachers, concessions, storage buildings, and similar uses), located at 1775 Sunburst Drive/Lot 3, Sunburst Filing 3 and Unplatted Parcels (a complete metes and bounds description is available at the Community Development Department Office), and setting forth details in regard thereto. (PEC120036) Applicant: Town of Vail, represented by Greg Hall Planner: George Ruther ACTION: Table to April 22, 2013 5. 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: Warren Campbell ACTION: Withdrawn 6. Approval of March 25, 2013 minutes MOTION: SECOND: VOTE: 7. Information Update 8. Adjournment MOTION: SECOND: VOTE: 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 April 5, 2013 in the Vail Daily. Page 2 K� TOWN OF VAIL t PLANNING AND ENVIRONMENTAL COMMISSION April 8, 2013 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 Swearing-in New Members — Tammy Nagel Chairman — Bill Pierce Motion: Kurz Second: Cartin Vice -chair — Henry Pratt Motion: Kurz Second: Cartin MEMBERS PRESENT Michael Kurz John Rediker Susan Bird Bill Pierce Henry Pratt Luke Cartin Pam Hopkins Vote: 7-0-0 Vote: 7-0-0 Site Visit: 1. Wall Street Building — 225 Wall Street 2. WMC — 181 West Meadow Drive MEMBERS ABSENT 90 minutes 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 April 22, 2013 MOTION: Kurz SECOND: Cartin VOTE: 7-0-0 Warren Campbell gave a presentation per the staff memorandum. He explained that there were two elements, a variance and a major exterior alteration, to the proposal. Commissioner Pierce stated a need to have cross-sections of Wall Street from east to west in order to understand the impacts of the proposed commercial infill. Commissioner Pratt asked if the fence on the west property line were a part of the Commission's purview. Warren Campbell explained that the fence was located on the Lodge at Vail property. He further explained that if the concern were the maintenance of the fence it was a Design Review Board Page 1 item. If the concern was how the fence screens and/or affects loading and delivery it would fall under the Commission purview. Peter Knobel, applicant, explained that he owns two of the commercial stores on the first floor and several of the offices spaces on the second floor. Mike Suman, architect representing the applicant, explained that the goal of the project was to revamp an historic building that currently under -performs. He stated that his client agreed with the staff recommendations with the exception of the northeast corner and the pedestrian easement. He continued by explaining the historic use of the northeast corner as a vehicular drop-off point. He spoke to his thoughts and opinions on the in -fill of commercial floor area at grade on the northeast corner. In general he felt as though the in fill made architectural sedse and did not have a negative impact on pedestrian circulation. He then discussed the infill of the arcade and the space between the Wall Street Building and the Hong Kong Building. He concluded by discussing two architectural schemes which were being considered by the applicant. Both schemes seek to strengthen the base of the building. Retail would be enhanced. The design is still rather conceptual. Commissioner Kurz expressed a concern with the loss of a shaded refuge for guest under the arcade in the summer. He asked if shading has been give greater consideration than what has been described. Mike Suman responded that awnings were being considered. The incorporation of trees would be difficult Commissioner Kurz stated the northeast corner should remain open to allow for views and circulation into Wall Street. Mike Suman spoke to the character and function of the building and that keeping the northeast corner open would be compromising to the overall architectural design and not needed. It would also be detrimental to Wild Bill's storage capacity. Commissioner Pratt asked why the applicant is opposed to the easement condition recommended by staff. He pointed out that there should be no need for outdoor display as all the area used today would be come interior. Mike Suman explained that it's a matter of principle. It would create special circumstances unfair to the property's store owners. John Dunn, attorney representing the Wall Street Building H.O.A. stated that tentative support had been given to the project, but that they were not in agreement with the conditions recommended by staff. Specifically, the request for a pedestrian easement is unfair. Tom Higgins, owner of the American Ski Exchange, expressed concern about the condition requiring a pedestrian easement. It's unfair to apply such a condition where no other conditions exist for other businesses. He spoke to the impacts of the recent streetscape changes and the negative effect the changes had on the stairs in Wall Street. He spoke to how the elimination of the landings in the stairs made them more formidable to skiers. The pedestrian flow is already compromised. Jim Lamont, Vail Homeowners Association, stated the building is tired and needs to be updated. However, this will have a long term impact and the Town's planning principles need to be implemented. The easement condition is not unique and gave the Vista Bahn Building as an Page 2 example. He added that the outdoor display racks were irrelevant. The sheer volume of pedestrian use and the need for spaces the pedestrians can use needs to be considered. He continued that there may even be a case for a prescriptive easement for pedestrians made by the Town. He concluded by detailing opportunities to improve loading and delivery in the area and to this building. He spoke of the potential to include a subterranean tunnel from the Front Door loading and delivery facility which cold exit at grade on the Wildflower alley walkway. Gwen Scalpello, Vail resident, stated she is concerned with the expansive flat fagade depict in the proposal. The floor to ceiling windows detract from the character of the building and harken to an overly urban setting which is inappropriate. Commissioner Peirce asked to hear from Jeff Winston. Jeff Winston spoke to the concerns and comments made in his two memorandums. The Wall Street building is old and under-utilized, but the arcade is unique. He spoke tot eh benefits of the infill of the arcade, but need to maintain a unique character in compliance with the Design Guidelines. While the diversity of the Village has broadened, we need to be mindful of the precedence this and other projects set. Commissioner Bird would have liked to see plans that put the building in context to the surroundings. She is worried about the narrowing of Wall Street. How does Wall Street compare to some other streets in the Village? Commission Kurz agrees with many of the comments made, stating the difficulty of this proposal. He stated that Jim Lamont's point is the most resonant. Is this the right solution? He expressed a concern over the loss of the irregular fagade shown in the proposal. He would like to see elements which would provide shade for pedestrians. He concluded by discussing the character of the building today and the need to maintain some quirk unique elements. Commissioner Rediker expressed a concern with the infill at the northeast corner as proposed. He felt as thought the proposal was not in compliance with the Village Master Plan. He then spoke to the recommendation of an easement as being appropriate and within the purview of the Commission. He concluded by stating that he is generally in support of the proposal, but would like to see a balance between the NE corner and the easement. Commissioner Bird echoed the comments made by Commissioners Kurz and Rediker Commissioner Pratt stated the infill on the south side is uninspiring and suggested a roof form over the space in place of the proposed deck railing. He added that the infill of the arcade needed to have more articulation. He suggested that the store fronts should maybe stop at the back side of the columns in stead of going to the center of the columns. He spoke to a need to create more substantial columns to establish a base to the structure. He expressed a concern over the in fill of the northeast corner as proposed. He felt as though an easement was appropriate as the continued use of outdoor displays would create an unacceptable choke point. He concluded by stating that the project is not quite where it needs to be. Commissioner Cartin echoed Commissioner Pratt's points. He added, that landscaping along the east and north facades would have a positive impact. The landscaping as proposed is not effective. He added that more articulation in the fagade is needed. Commissioner Bird stated she would like to see more life in the building—articulation is needed on the fagade, flower boxes, etc.. The stone and glass do not fit with the current character of the building. Page 3 Commissioner Hopkins suggested that the doors should swing inward to be inviting or the entrance doorways should be recessed into the fagade as to have the doors not impact the pedestrians on Wall Street. She added that the northeast corner should remain open to allow for views and access. Commission Pierce stated he is opposed to the infill on the northeast corner. He echoed the other comments of the Commission. 60 minutes 2. A request for a work session to discuss the initial steps in the planning process for the Vail Valley Medical Center Facilities Master Plan project, located at 181 West Meadow Drive, Lots E & F, Vail Village 2nd Filing, and setting forth details in regard thereto. Applicant: Vail Valley Medical Center, represented by Dan Feeney Planner: George Ruther ACTION: No action taken George Ruther gave a presentation highlighting the effort to do a master facilities plan for the Vail Valley Medical Center (VVMC). The purpose of the master plan will be to identify opportunities and needs of the medical campus and develop possible solutions. There has been growth in the medical service needs and the existing facilities are largely at maximum capacity. There are portions of the master planning process that will impact the town ad its neighbors it is important to get involvement early. It is anticipated that the master plan would be adopted as a portion of the Vail Comprehensive Plan. Potentially as an element of the Vail Land Use Plan. He highlighted a preliminary list of elements that will need to be addresses in a master plan. He spoke to traffic circulation and access, the helipad location, loading and delivery, etc. Dan Feeny spoke to the goal of getting feedback from the Commission at this initial point in the process. Commissioner Hopkins inquired as to what is the hospital? Is it Steadman Philippon? Dan Feeny spoke to the close the relationship of Steadman Philippon, Vail Orthopedic Sports, Howard Head, Colorado Mountain Medical, etc. with the hospital. The VVMC owns the space these entities are tenants. He added that the VVMC was master planning to provide these entities continued space on the medical campus. VVMC is an independent not-for-profit hospital and wants to avoid being a part of a larger for profit medical provider. Fully expects this to be a multiphase master plan. This is the fact finding phase of the process when the consultant is trying to understand the needs, concerns, opportunities, problems, etc. Mark Johnson, consult to VVMC, is wrapping up the assessment stage when the current state and past state are being studied. The process is intended to be transparent and input is being sought form affect and interested parties. Jim Lamont, Vail Homeowners Association, asked that the presentation be put on the Town's website. He has always thought of the hospital as a Rubix Cube which is comprised of many entities and continues to evolve. He added that during the municipal site redevelopment the need for a VVMC master plan was identified as a need. It is need to address vehicular traffic and circulation, loading and delivery, and uses on the site. Eight to ten weeks is not enough time to pull together the adjacent residential owners. He suggests that a schedule be put together of the groups that need to be engaged in the dialogue. He pointed out a recent improvement with regard to the loading and delivery and trash facility on Meadow Drive adjacent to residential as a positive indicator of the partnerships that are present. Page 4 Commissioner Kurz spoke to a need to turn the project to have access off of the Frontage Road. This would eliminate conflicts between vehicles and pedestrians. He spoke to the current location of the helipad as maybe being appropriate. He suggested the creation of a campus which includes open space to be a greater contributor to the community. He added a need to establish an architectural direction for the campus which is in the vein of Vail. Commissioner Pierce departed at 4:30. Commissioner Hopkins spoke to the benefit of having and exterior eating area on the south side and maybe in the future along the creek on the west end of the property. Provides for a human scale and it is comforting to staff and visitors. Commissioner Cartin suggested that the constancy and fluidity sought for the WMC may warrant its own zone district. The GU zone district is too open and may actually negatively impact. The town should look at the roads and maybe make West Meadow Drive more residential in character. The creek on the west end of the project should be improved. Maybe a park, maybe land swaps. Commissioner Pratt stated that a pedestrian scale is important. Commissioner Bird inquired as to the future of the US Bank building. George Ruther spoke about the likely demolition of the building in the future 3. A request for the review of a variance from Section 12-6E-8, Density Control, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for an increase in dwelling units per acre to facilitate the construction of two single-family residences, located at 1183 and 1191 Casolar Del Norte Drive/Lots 4 and 5, Casolar Vail, and setting forth details in regard thereto. (PEC130010) Applicant: Todger Anderson, represented by Tom Braun Planner: Warren Campbell ACTION: Table to April 22, 2013 MOTION: Cartin SECOND: Rediker VOTE: 6-0-0 4. A request for the review of amendments to a conditional use permit, pursuant to Section 12-16- 10, Amendment Procedures, Vail Town Code, to allow for the redevelopment of the Vail Golf Course Club House (i.e. accessory buildings, permanent and temporary, and uses customarily incidental and accessory to permitted or conditional outdoor recreational uses, and necessary for the operation thereof, including restrooms, drinking fountains, bleachers, concessions, storage buildings, and similar uses), located at 1775 Sunburst Drive/Lot 3, Sunburst Filing 3 and Unplatted Parcels (a complete metes and bounds description is available at the Community Development Department Office), and setting forth details in regard thereto. (PEC120036) Applicant: Town of Vail, represented by Greg Hall Planner: George Ruther ACTION: Table to April 22, 2013 MOTION: Cartin SECOND: Rediker VOTE: 6-0-0 5. 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, Page 5 and 580 South Frontage Road East/ Unplatted, and setting forth details in regard thereto. (PEC130004) Applicant: Town of Vail, represented by Todd Oppenheimer Planner: Warren Campbell ACTION: Withdrawn 6. Approval of March 25, 2013 minutes MOTION: Cartin SECOND: Bird 7. Information Update VOTE: 4-0-2 (Pratt and Kurz abstained) Warren Campbell informed the Commission that Council instructed staff to move forward with a effort to review coal tar sealants and potentially propose regulations to prohibit the use of the product within the Town. 8. Adjournment MOTION: Cartin SECOND: Bird VOTE: 6-0-0 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 April 5, 2013 in the Vail Daily. Page 6 0) rowN of Vain' Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: April 8, 2013 SUBJECT: A request for the review of a variance from Section 12-7B-15, Site Coverage, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of additions in excess of the prescribed site coverage; and a request for the review of a major exterior alteration or modification, pursuant to Section 12-7B-7, Exterior Alterations and Modifications, Vail Town Code, to the allow for the construction of additions, located at 225 Wall Street/ Lot B, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130008, PEC130009) Applicant: Wall Street Commercial, LLC, represented by Suman Architects Planner: Warren Campbell I. SUMMARY The applicant, Wall Street Commercial, LLC, represented by Suman Architects, is requesting the review of a variance from Section 12-7B-15, Site Coverage, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, and the review of an exterior alteration or modification, pursuant to Section 12-7B-7, Exterior Alterations and Modifications, Vail Town Code, to the facilitate the construction of a commercial addition at 225 Wall Street (Wall Street Building). Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, with a condition, of the proposed site coverage variance and approval, with conditions, of the proposed exterior alteration or modification subject to the findings noted in Section VIII of this memorandum. Staff's recommendation of approval on the site coverage variance considered the fact that the proposal is not a demo/rebuild and is an addition to an existing structure. Proposals to demo/rebuild are expected to comply with the applied zoning. Approval of a variance does not establish the allowable development on the site, in this case site coverage, when a demo/rebuild is proposed. Staff's recommendation of approval, with conditions, on the major exterior alteration includes multiple conditions to address compliance of the proposal with the Vail Village Design Considerations. II. DESCRIPTION OF REQUEST The applicant, Wall Street Commercial, LLC, represented by Suman Architects, is requesting the review of: • A site coverage variance to expand the footprint of the building by 228 square feet resulting in an increase in site coverage from 80.3% to 83.4% (80% permitted). The area on top of the commercial expansion would replace and become the deck for the unit above. • A major exterior alteration to facilitate the expansion of the first floor retail area by 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 structure above. The proposal includes new fagade materials and colors on the ground floor commercial and the floor levels above. All new fagade materials are located on the east and north elevations. A vicinity map (Attachment A), the applicant's written request (Attachments B), the proposed site and architectural plans (Attachment C), two memorandums from Jeff Winston, Town of Vail consultant, (Attachment D) are attached for review. III. BACKGROUND The subject property was a part of the original Town of Vail which became effective by the election of August 23, 1966, and the court order of August 26, 1966. The existing Wall Street Building was completed in 1968 prior to zoning in Vail. The property was subsequently zone Commercial Core I District and in 1980 became subject to the Vail Village Design Considerations of the Vail Village Master Plan which rendered the structure legally non -conforming in regards to site coverage. On September 10, 1990, the Planning and Environmental Commission approved a major exterior alteration was approved to increase the American Ski Exchange commercial space by 96 square feet. This approval facilitated the reconfiguration of the entry and a bay window. Town of Vail Page 2 On December 16, 1991, the Planning and Environmental Commission approved a major exterior alteration was approved to increase the Rightfit Sports (currently Jewels of the West) commercial space by 10 square feet and a second floor office space by 5 square feet. On April 12, 1993, the Planning and Environmental Commission approved a major exterior alteration to add 35 square feet of commercial floor area to the American Ski Exchange tenant space. On April 10, 2000, the Planning and Environmental Commission approved a conditional use permit to eliminate a dwelling unit through the combination of Units 301 and 303. The result was a decrease in the number of dwelling units on the site from 9 to 8. NO exterior alterations were proposed. On June 24, 2002, the Planning and Environmental Commission approved a major exterior alteration and height variance request for the consolidation of Units 301 and 303 resulting in the addition of to dormers on the west elevation. On March 11 and 25, 2013, the Planning and Environmental Commission tabled this request without discussion. 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) 12-7B-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: Town of Vail Page 3 A. Reasons For Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. VAIL LAND USE PLAN CHAPTER 11— LAND USE PLAN GOALS / POLICIES.- The OLICIES:The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and Environmental Commission and Town Council and now represent policy guidelines in the review process for new development proposals. These goal statements should be used in conjunction with the adopted Land Use Plan map, in the evaluation of any development proposal. The goal statements which are reflected in the design of the proposed Plan are as follows: 1. General Growth/ Development 1.1. Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.3. The quality of development should be maintained and upgraded whenever possible. 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 Town of Vail Page 4 4.2. Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village Master Plan. 4.3. The ambiance of the Village is important to the identity of Vail and should be preserved. (Scale, alpine character, small town feeling, mountains, natural settings, intimate size, cosmopolitan feeling, environmental quality.) 5. Residential 5.1. Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.4. Residential growth should keep pace with the market place demands for a full range of housing types. VAIL VILLAGE MASTER PLAN Vail Village Master Plan VAIL VILLAGE DESIGN CONSIDERATIONS Vail Village Design Considerations V. SITE ANALYSIS Address: Legal Description: Zoning: Land Use Plan Designation Current Land Use: Lot Size: Geological Hazards: 225 Wall Street Lot B, Block 5C, Vail Village Filing 1 Commercial Core I (CC1) Village Master Plan Mixed Use 7,301 sq.ft. (0.1676 acre) None Standard Allowed/Required Existing Proposed Lot Area 5,000 s.f. 7,301 s.f. no change Setback West per VVDG* 4 feet no change East per VVDG 0 feet no change North per VVDG 0 feet no change South per VVDG 6.4 feet 0 feet Height 60% less than 33 ft. 100% no change Town of Vail Page 5 Site Coverage Landscaping Density (GRFA) Density DUs Parking *Vail Village Design Plan 40% from 33 ft. to 43 ft 0% over 43 ft. 5,840.8 s.f. no net loss softscape 5,840 s.f. 4 DUs (25 DUs/acre) 12 DUs (1.4/DU) Commercial VI. SURROUNDING LAND USES AND ZONING 91% no change 9% no change 5,864 s.f. 6,092 s.f. 80.3% 83.4% 59 s.f. 91 s.f. n/a no change 8 DUs no change 13 required no change 0 provided 0 required no change Land Use Zoning North: Children's Fountain No zoning South: Commercial (Hong Kong Building) Commercial Core I East: Mixed Use (Casino Building) Commercial Core I West: Mixed Use (Lodge at Vail) Commercial Core I VII. REVIEW CRITERIA Site Coverage Variance The review criteria for a variance request of this nature are prescribed by Chapter 12- 17, Variances, Vail Town Code, as follows: 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. Town of Vail Page 6 The infill of the space will have impacts to the Hong Kong Building with regard to compliance with the adopted Town of Vail Building Code should they propose an addition or redevelopment. The expansion of the Wall Street Building first floor commercial to the property line will create a zero lot line development. The ownership of the Hong Kong Building is aware of the requested proposal and have not contacted the town with concerns. The proposed Wall Street Building expansion does not cause the Hong Kong Building to make any changes or improvements to remain in compliance with the Town of Vail Building Code. Staff has consistently reviewed site coverage variances in the Vail Village in close concert with any proposed changes in landscaping. The applicant proposes an increase in softscape landscaping for the site from 59 to 91 square feet. This net increase of 32 square feet occurs on the southwest corner of the property. 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 discusses the need to maintain an organically shaped landscape planter along the east facade with a minimum of 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 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 Town of Vail Page 7 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, if amended as recommended by staff in the following criteria, is in compliance with the purposes of the CC1 district since it will "maintain the unique character of the Vail Village Commercial Area", will provide "adequate light, air, open space, and other amenities appropriate to the permitted types of buildings and uses" continues the "maintenance and preservation of the tightly clustered Town of Vail Page 8 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 and the proposed land uses 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. It is intended to result in ordinances and policies that will preserve and improve the unified and attractive appearance of Vail Village. This Plan emphasizes the critical need to balance and coordinate parking and transportation systems with future improvements to Vail Mountain that will increase the "in and out of Valley" lift capacity. Most imoortantly, 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. Town of Vail Page 9 "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. Policy 1.1.1: Development and improvement oroiects 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 maybe allowed as identified by the Action Plan and as is consistent with the Vail Village Master Plan and Urban Design Guide Plan. Objective 1.4: Recognize the "historic" importance of the architecture, structures, landmarks, plazas and features in preserving the character of Vail Village. Policy 1.4.1: The historical importance of structures, landmarks, plazas and other similar features shall be taken into consideration in the development review process. Policy 1.4.2: The Town may grant flexibility in the interpretation and implementation of its regulations and design guidelines to help protect and maintain the existina character of Vail Villaae. Policy 1.4.3: Identification of "historic" importance shall not be used as the sole means of preventing or prohibiting development in Vail Village. GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR - AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND FOR THE COMMUNITY AS A WHOLE. Objective 2.1: Recognize the variety of land uses found in the 11 sub -areas throughout the Village and allow for development that is compatible with these established land use patterns. Policy 2.1.1: The 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. Town of Vail Page 10 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. 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 oroiects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas), along adiacent pedestrian ways. Town of Vail Page 11 Policy 3.1.2: Public art and other similar landmark features shall be encouraged at appropriate locations throughout the Town. Policy 3.1.3: Flowers, trees, water features, and other landscaping shall be encouraged throughout the Town in locations adiacent to, or visible from, public areas." Chapter 7 of the Vail Village Master Plan identifies ten Vail Village Sub -Areas. Within each sub -areas concepts are described which are meant to serve as "advisory guidelines for future land use decisions by the Planning and Environmental Commission". The Wall Street Building is located within Sub -Area #3. Sub -Area 3# is as follows: r.u► TOMW JW41 "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 Town of Vail Page 12 project. There is also the potential to initiate a number of these improvements in conjunction with private sector development projects. Although it is a goal to maintain design continuity in the Village core, there will be change in the, core area's built environment. This is mostly due to the number of properties that have not exercised their full development rights. Most notable among these properties are the Red Lion Building, the Cyranos Building, the Lodge at Vail, and the Covered Bridge Building. If each of these and other properties develop to their full potential, there will undoubtedly be a significant increase in the level of development in the Village core. The Vail Village Urban Design Guide Plan has been the primary tool in guiding private development proposals in the core area since 1980. The Guide Plan will continue to be used in conjunction with the goals and design criteria outlined in the Vail Village Master Plan. Infill and redevelopment proposals shall be reviewed for compliance with the design criteria, goals, obiectives and policies established in these respective plans. " The Vail Village Design Consideration are a critical element of the Urban Design Guide Plan. Staff enlisted the architectural design review services of Jeff Winston to aid in the review of the major exterior alteration's compliance with the Vail Village Design considerations. Staff has attached Jeff Winston's written comments (Attachment E) for review. The Vail Village Design Considerations identify the key physical characteristics of the Village and provide the tools to assure that new development is consistent with this established character. These considerations include the following: A. 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 at -grade portion of the two-story design element at the Town of Vail Page 13 northeast corner of the Wall Street Building. This opening on the corner of the building provides for unique views up Wall Street with regard to the pedestrian experience. Staff believes these views serve to draw pedestrians into Wall Street which is positive to the overall experience. Additionally, the open arcade at the corner allows for pedestrians to cut through to Wall Street. Staff does not believe the entirety of the at -grade portion of the northeast corner should be infilled with commercial floor area. Staff believes there are design solutions which may allow for some infill of the at -grade portion of the northeast corner while maintaining pedestrian views and a circulation cut -through up to Wall Street. 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 proposal to reduce and reconfigure the existing landscape planter located on the east fagade of the Wall Street Building. Currently this is the single landscaping planter on the west side of Wall Street along the building fagade. The existing planter is comprised of approximately 65 square feet of landscaping with an organic shape. The proposal is to reduce the planter to approximately 22 square feet contained within a rectangular shape. The proposal includes and increase in landscaping by 32 square feet in the southwest corner of the site. This proposed landscaping is located behind the existing fence and does not meet the intent of no net loss of landscaping. The intent of the no net loss of landscaping requirement was to have landscaping enhance the pedestrian experience, provide for the ability to install permanent plantings, provide for a visual break-up of the built environment, and tie the Village visually with the mountain setting. Staff believes that the existing landscaping on Wall Street is disproportionately located on the east side of the street. The reduction of the single landscape planter along the Wall Street Building's east faced from approximately 65 square feet to approximately 22 square feet is not in keeping with the intent of the no net loss of landscaping requirement. Staff believes it is imperative to maintain a minimum of 65 square feet of landscaping in an organic shape along the building's east facade to Town of Vail Page 14 frame the pedestrian experience on Wall Street. Additionally, staff believes opportunities to add additional landscaping to the east and north facades should be explored and pursued. D. Street Enclosure Street enclosure is the term used to define how the built environment should be design to create a "comfortable" enclosure of the street. Pedestrian streets are outdoor rooms which need to have specific characteristics to create a comfortable pedestrian experience. The Vail Village Design Considerations identify an appropriate width to height ratio for pedestrian ways and adjacent building forms. The proposal to infill beneath the Wall Street Building arcade will narrow the width of the pedestrian way, but the overall experience does not change as the upper levels of the structure create the overall pedestrian experience for Wall Street. There is approximately 11 feet of width between the Wall Street Building arcade column line and the landscaping planters to the east at the narrowest point. The proposed commercial infill of the arcade will eliminate the ability for the outdoor display of goods within the arcade. With the infill of the arcade tenants may desire to continue to display their goods outside of their space narrowing the pedestrian experience of Wall Street. This practice would result in a significant impact on the width of the pedestrian way and experience of Wall Street. The infill of the arcade and the continued outdoor display could result in a reduction of the pedestrian width of Wall Street to approximately 8 feet at the narrowest point (distance between property line and landscape planters to the east). Staff recommends that in conjunction with any approval for the infill of the commercial arcade that the property provide a pedestrian easement from the face of the facade to the property line. If approved, the easement would contain language regarding the need to keep the easement free of any obstructions such as outdoor display. 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 Town of Vail Page 15 the Village, slightly irregular facade lines, building iogs, and landscape areas, give life to the street and visual interest for pedestrian travel." Staff believes that the proposed infill of the at -grade portion of the two-story arcade at the northeast corner of the structure is contrary to the goal of this consideration. The arcade at the northeast corner serves as an inset to the structure at the pedestrian level which provides views into Wall Street, shelter, and an element of a unique architectural landmark. Staff believes that while the infill of commercial arcade further to the south will remove some of the variability of the street edge it may have the beneficial effect of making the storefronts more visible. F. Building Height The proposed major exterior alteration does not affect building height. G. View and Focal Points The Vail Village Design Considerations recognize the need for visual orientation and connectivity to the mountain and landmarks. The consideration identifies the importance of view corridors and view connections for pedestrians through out the Village. The Wall Street Building is not a part of any adopted view corridor as found in Chapter 12-22, View Corridors, Vail Town Code. With the exception noted in the above considerations regarding the infill of the two- story arcade, staff believes there is no negative impact to views from a pedestrian perspective created by the proposal. There may be slight impacts on the view to the stairs on Wall Street from Gore Creek Drive looking south. H. Service and Delivery 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 Town of Vail Page 16 considered by the Design Review Board. Two memorandums from Jeff Winston have been attached for reference (Attachment D). Staff finds that the application needs to be modified in order to be consistent with the applicable elements of the Vail Comprehensive Plan, including the Vail Village Master Plan, Urban Design Guide Plan, Design Considerations and the Vail Land Use Plan, as outlined above. Staff has proposed conditions to address the needed changes to be in compliance with this criterion. 3. The proposal does not otherwise negatively alter the character of the neighborhood. With the exception of the comments noted above, Staff does not find any other element that would negatively alter the character of the neighborhood. Therefore, Staff finds that the proposal is in compliance with this criterion. VIII. RECOMMENDATION SITE COVERAGE VARIANCE The Community Development Department recommends approval, with a condition, of this request for a variance from Section 12-7B-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. 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. (PEC 130008) and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to approve this exterior alteration or modification request, the Community Development Department recommends the Commission imposes the following condition: "1. This variance approval is contingent upon the applicant obtaining Town of Vail approval of the associated major exterior alteration application. " Town of Vail Page 17 Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Section VII of the Staff memorandums to the Planning and Environmental Commission dated April 8, 2013, and the evidence and testimony presented, the Planning and Environmental Commission finds: 1. The granting of this variance will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the Commercial Core 1 District. 2. The granting of this variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. This variance is warranted for the following reasons: a. The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that does not apply generally to other properties in the Commercial Core 1 District. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the Commercial Core 1 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 agree with staff's recommendation regarding the enclosure of the at -grade portion of the northeast corner and the incorporation of a minimum of 65 square feet of landscaping on the east and north Town of Vail Page 18 facades, staff recommends providing direction to the applicant and tabling this item to the April 22, 2013 public hearing. Should the Planning and Environmental Commission choose to approve this exterior alteration or modification request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves the applicant's request for an exterior alteration or modification pursuant to Section 12-7B-7, Exterior Alterations and Modifications, Vail Town Code, to the allow for the construction of additions, located at 225 Wall Street/ Lot B, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (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: "I. This exterior alteration or modification approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review application. 2. The applicant shall mitigate the 0.74 employee impact created by this commercial addition in accordance with the provisions of Chapter 12-23, Commercial Linkage, Vail Town Code. 3. The applicant shall provide the Town of Vail with a pedestrian easement paralleling the extent of the east fagade of the Wall Street Building which shall be from the building fagade to the property line prior to requesting a certificate of occupancy. The pedestrian easement shall provide for unobstructed pedestrian access." Should the Planning and Environmental Commission choose to approve the exterior alteration request, the Community Development Department recommends the Commission makes the following findings: 'Based upon the review of the criteria outlined in Section Vll of the Staff memorandums to the Planning and Environmental Commission dated April 8, 2013, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 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 Town of Vail Page 19 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 C. Proposed architectural plans D. Memorandums from Jeff Winston dated major exterior alteration March 4 and 26, 2013 Town of Vail Page 20 1- 1 1 1 "F • I �r 1i M • ' , VX ....t�r�•c:: ." . x SUMAN ARCHITECTS April 2, 2013 Wall Street Building Renovation Variance Application for Site Coverage Variance RE: Section 12-713-15, Site Coverage, Vail Town Code A. Description of Variance Requested As a part of exterior upgrades being proposed to the existing Wall Street Building, the abandoned area south of the building is proposed to be enclosed as new commercial area. The enclosure would convert a critical yet unutilized section of the Vail Village retail fabric from a dead space into a contributing commercial space. In order to transform the area in focus, a site coverage variance is required. The variance will allow for 202 sq. ft. of additional retail to be created. This enclosure is an important part of significant improvements to a historic structure in the heart of Vail Village. Below is a detailed breakdown of the existing conditions: Zoning Statistics Lot size: 7,301 sq. ft. (0.1676 acres) Zoning: High Density Multiple Family Development Standard Allowed/Required Existing Proposed Setbacks: West 0 ft. 4 ft. No Change South 0 ft. 6.4 ft. 0 ft. East 0 ft. 0 ft. No Change North 0 ft. 0 ft. No Change Site Coverage: 5,841 sq. ft. 5,864 sq. ft. 6,092 sq. ft. (increase of 228 sq. ft.) Commercial: Basement Retail 875 sq. ft. No Change First Floor Retail 3,802 sq. ft. 4,730 sq. ft. (increase of 928 sq. ft.) Second Floor Office 3,495 sq. ft. 3,954 sq. ft. (increase of 459 sq. ft.) 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. ft. o 970.479.7502 m 970.471.6122 SUMAN A R C H I T E C T S B. Analysis of Proposal The Wall Street Building was built in the 1960's prior to zoning and is currently non -conforming to the site coverage restriction of 80% of lot size. In addition, buildings were developed around the Wall Street Building creating the unique alley condition along the south property line. Improvements to the surrounding buildings and streetscape have occurred over the years, yet the Wall Street building property has received none. Goals of the proposed renovation are two -fold: one, improve and expand the retail experience along Wall Street and two, improve the material quality, aesthetics, and hierarchy of the architecture. Currently, the "alley" space is an eye sore with run down gate/fences on both ends. It is dark, unused and has become a debris collector. The basement stair that resides in the space has not functioned for years. The Vail Village Urban Design Guide plan encourages spaces in the village core to provide interest and vibrancy for the pedestrian experience. Some key excerpts from the Guide Plan that resonate with this application are: ■ Infill commercial storefronts expansion of existing buildings, or new infill development to create new commercial activity generators to give street life and visual interest, as attractions at key locations along pedestrian routes. ■ Facade improvements. Eyesores removed, increased facade transparency, entries simplified and oriented to intersection. This forgotten area of property clearly does not support the intent of the Guide Plan. There is no other space like it in the Village core and therefore, is an exceptional circumstance in its zone district category. Storefront infill at this alley enclosure, as well as along the existing colonnade, will unify the east fapade of the Wall Street Building and provide increased transparency for high quality retail space along Wall Street. Additionally, a new material is proposed to replace the existing brick columns: both stucco and stone are proposed as options. This new framework around the new storefront openings adds visual strength to the building base. At the northeast corner of the building, the new material 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 fapade 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 CC1 zoning intent by ensuring "the maintenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrian ways and public greenways, and to ensure continuation of the building scale and architectural qualities that distinguish the village" and is therefore not inconsistent with the limitations on other properties classified in CC 1. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. Relief from the strict and literal enforcement is necessary to allow this particular area of the property to achieve compatibility with the character of the surrounding context. The space should have been retail from the beginning and as retail, will better follow the intent of the Urban Design Guide Plan. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The proposed variance will afford a better environment as enclosed space rather than the dark forgotten space that currently exists. The terrace created on top of the enclosure will provide a much more comfortable experience with better light and air versus the confined second level decks that exist today. There is no impact on facilities, utilities, or public safety due to the current locked gate along the east end and the fence along the west end preventing access. michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T 5 APPENDIX A PHOTO 1 - Northeast building corner and main entrance of Wall Street Building 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 A R C H I T E C T 5 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 -� � - :: iii ��; �� � .,�� 61 - dr VI SUMAN A R C N I T E C T 5 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 A R C H I T E C T S PHOTO 7 - East gate of proposed enclosure area 1410, M." michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 Vail, CO 81657 o 970.479.7502 m 970.471.6122 SUMAN A R C H I T E C T 5 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 FA IM Vv FA IM SUMAN 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 A R C H I T E C T S PHOTO 1 1 - New Proposed Stone to match stone at Solaris Retail levels v � .41'x -k; 3., R �.�;�;� f:.'a� � � \ ,. - �-Tyr . '. '�. s •` i � � • . ..'.i - . ,�1� L :tea �--•� � � - sL frR.S. � � �, y_ � •r ^� 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 April 2, 2013 Wall Street Building Renovation Major Exterior Alteration Application for PEC RE: Exterior Improvements to the Lazier Arcade Condominium Building - a.k.a. The Wall Street Building The new owner of retail and second floor office space is proposing to make significant upgrades and improvements to the existing Wall Street Building in Vail Village. Strategic expansion areas on the retail and office levels; new storefront infill for improved transparency; new accent siding areas; a corner anchor/entry element; and miscellaneous finish upgrades make up the bulk of the application. As it stands today, the Wall Street Building looks tired and lacks the presence of quality expected of such an important location in Vail Village. The current retail experience is cluttered, forcing pedestrians to navigate confusing architecture for entry to the structure. Goals of the proposed renovation are two -fold: one, improved clarity and transparency for the retail experience along Wall Street and two, improved quality, aesthetics, and hierarchy for the architecture. Acknowledging the established character of its surroundings, the proposed improvements pursue balance between prescribed precedence and additional flavor afforded by creative response to a specific structure's needs. Granting of this exterior alteration proposal will provide the Wall Street Building with the high quality upgrade encouraged by the Vail Village Master Plan. URBAN DESIGN CONSIDERATIONS A. Pedestrianianization The pedestrianization of Wall Street is reinforced by eliminating the cluttered colonnade space. The infill brings the retail closer to the existing Wall Street pedestrian stream for improved connection. With better transparency and building organization, the pedestrians along Wall Street will have better access to the retail experience. B. Vehicle Penetration The proposal has no effect on vehicle penetration surrounding the Wall Street Building C. Streetscape Framework The proposal clearly follows the suggested type of improvements in this section. "Infill commercial storefronts expansion of existing buildings, or new infill development to create new commercial activity generators to give street life and visual interest, as attractions at key location along pedestrian routes." The stepped infill of retail storefronts strengthen the void of the new building entrance providing a variety of spaces along the base of the building. D. Street Enclosure The bulk and mass above already exists, yet the retail base is setback, closed, cluttered, and dark. By pulling the retail forward as a transparent infill with proper interior lighting, the base of the pedestrian level of the building becomes understandable, inviting and bright. michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S Street Edge Given the dynamic design of Wall Street and the stepping footprint of the existing Wall Street Building, their shared irregular edge is strengthened with the proposed retail infill. Building Height The proposal has no effect on the current building height of the Wall Street Building G. Views and Focal Points The view corridor of the ski mountain is reinforced by the strengthened edge of the building edge. H. Service and Delivery Currently the existing alley along the south edge of the property is used for box storage and collects debris. It is inaccessible for vehicle or service use and is therefore useless. It is far more valuable to the Vail Village as retail space which is what is proposed. Sun/Shade The existing building massing and height will remain and therefore the proposal has no effect on the surrounding properties. However, eliminating the dark spaces along the retail level by pulling the entry and retail forward is a net positive. ARCHITECTURE/LANDSCAPE CONSIDERATIONS Roofs As it stands, the Wall Street Building roof embodies the recommendations of this section and the proposal has no effect on the current roof design. 2. Facades Materials on the existing building are generally stucco with some brick columns and one wood siding accent area. Upgrading and enhancing this palette is proposed by replacing the failing brick with either stucco or regional stone and giving it more depth for visual strength. An additional area of siding is also proposed to balance the upper level finishes. Stucco will still remain the dominant finish of the building per the recommendations of this section. The new stucco treatment or 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 visually 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 with completed retail fronts to the north and east. In addition, the strategic glass infill areas on the first and second levels reinforce the anchor element and provide needed importance for the building entry location. 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 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 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. Copper accent areas are proposed as a new unifying material and flashing. Areas of wall between glazed areas at the corner anchor form are shown as copper. As well as, a band of new storefront opening headers as copper tie it all together. Color for the new materials all relate to the natural environment. Two different colors options are proposed for the existing textured stucco finish: a beige and a more lively yellow. The proposed stone in option 1 is brown/red per photo 1, the wood siding is a richer brown, and the trim accent color will be a darker version of the siding. Transparency is a critical part of this application. Replacing the lower level walls and colonnade with storefront provides the desired openness and attraction this section encourages. Offices on the second level currently have small repetitive windows which are contrary to their function and what is typical in the village core. A series of larger window openings will replace the existing smaller openings for better daylight to the interior. The window units in each group are then periodically divided with wood trim similar to existing second story window sections in the village. See photo group 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 larger second level window groups attempts to better transition the building window areas from the open retail level to the privatized residential openings on the third floor. 4. Doors The proposed doors are part of the storefronts and will have transparency. The final design of each will be developed with the DRB. 5. Trim Wood trim is proposed around most openings and groups. The east facing storefront infill areas, however use the stone columns to frame the openings. Specific details are intended to be resolved with the DRB. 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 sesta OavaolOO'lwn 133ULSIIVM C = s El JNlamne 133HIS IIVM o 0 o w� N - fL 2 a - - oy Uf e ,Lw N W NZ z O r °a co a > w z z J w C Qz zja x zjz O -P, 0zwjQ�0 a aj 0 ¢a �FNF¢p6 M Op> Z iYOU N� O z u w O r p w= w r� r K rKNN�KOO�WypN ¢OW _ W u J¢ a' w z rmLLNrOLLoowz3000 I- Q W O z o z O O N N z J o ... 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C `o w c > � 3 � -I— w N � —z = ?Lu 0 Lu O a L r a) 0) 0 U O IL 3 N > w �w w .' C `o w c > � 3 � -I— w N � —z = ?Lu 0 Lu O a L /'V"� Mtk Design Review Memorandum Project: Wall Street Building, Vail Village, Vail CO Date: March 4, 2013 Materials reviewed: Wall Street Building drawing set by Suman Architects PEC 130008 PEC 13009 Wall Street Building Variance Request PEC 120008 PEC 130009 Building and Model Images (3D perspectives) by Suman Architects Relevant Standards and Guidelines: Vail Village Master Plan Vail Village Urban Design Guide Plan Vail Village Master Plan Goal 1: Encourage high quality redevelopment while preserving unique architectural scale of the village in order to sustain its sense of community and identity. This goal suggests careful attention to the unique scale and character of Wall Street and always striving for high quality development. Policy 1.1.1: Development and improvement projects approved the Village shall be consistent with the goals, objectives, policies and design considerations as outline in the Vail Village Master Plan and Urban Design Guide Plan. This policy supports this review. Policy 2.4.1: Commercial infill development consistent with established horizontal zoning regulations shall be encouraged to provide activity generators, accessible green spaces, public plazas, and streetscape improvements to the pedestrian network through the Village. This policy generally supports the proposed project. Objective 4.1: ... Recognize the different roles of each type of open space in forming the overall fabric of the Village. The arcade is one of the unique types of pedestrian experiences in the Village. If it is to be eliminated, it should be with development that contributes to the pedestrian experience. Vail Village Urban Design Guide Plan Urban Design Considerations 1. Pedestrian 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 Design Review Memorandum Project: Wall Street Building, Vail Village, Vail CO Date: March 26, 2013 This memorandum builds on the March 4 memorandum, and is pursuant to a site visit with the applicant. The proposed building infill is generally consistent with the guidelines, with several reservations and suggestions: 2. 3. Given the gradually descending grade of Wall Street to the north, filling in the second floor of the corner module, as proposed, will still leave a generous ground floor height. The second floor area can obviously be put to better use than it is currently. Filling in the ground floor entirely out to the NE corner column cuts off a minor "cut - through", but the more significant concern is that it closes off views of Wall Street that attract pedestrians in, and allow the space to flow naturally. More consistent with the guidelines would be to expand the ground floor out to a diagonal fagade that extends from the existing corner column of the Emporium shop, to the second column south on Wall Street. In addition to allowing the pedestrian space to flow around the building, the diagonal fagade would be visible to a greater area. Filling in the rest of the arcade along Wall Street will remove an interesting and somewhat unique feature in Vail (not very many arcades), but will make the windows more visible and the stores somewhat more accessible. The negative aspect of this infill is that it removes an area that is now heavily used for outdoor displays. If the displays are then moved into Wall Street, there will be a significant narrowing of the corridor. Since the Wall Street Building property apparently extends about 3' beyond the column line, this would be legally possible. As a condition PLANNING / DESIGN / COMMUNICATIONS / MANAGEMENT / TECHNOLOGY Wall Street Building Design Review Memorandum 2 March 28, 2013 Page 2 0 of expansion, the Town may wish to consider being granted an easement over the additional property so that it's use can be regulated appropriately. The ground floor windows that fill in the arcade appear to be a metal -clad commercial storefront system. A stroll around Vail Village reveals that there are a number of installations that differ from the guidelines, and in fact have metal frames, and large windows. The difference however, is two key features of these Vail Village applications: a. most of these installations are embedded in a wall rather than continuous windows separated by narrow columns (that is, there is a more significant amount of wall separating the windows than in the Wall St. Bldg proposal). b. the frames make either square or verticle rectangle patterns (not the horizontal rectangles in the proposal). To be consistent with the guidelines the vertical columns should be made wider, and the horizontal stucco beam should be made thicker (vertical dimension) to give more of a sense of a solid, load-bearing building wall, into which windows have been inserted. Wall Street Building Design Review Memorandum 2 March 28, 2013 Page 3 5. With regard to the second floor of the corner, the narrow stucco beam and columns also give a modern, non -Vail Village, character. The use of storefront windows on the second floor are not consistent with the guidelines, and are not even actually practical. (In contemporary glass -wall buildings, office uses usually dictate putting desks or filing cabinets next to the windows, which gives an unsightly appearance—or opaque glass is used—neither of which is desired here.) An approach more consistent with the guidelines would be: smaller windows inserted into a solid wall (e.g. wider horizontal stucco beam, wider columns, solid wall between banks of windows, taller wall beneath the windows. (The windows could even be bay windows for interest.) 6. The proposed fagade for the Jewels of the West, with the horizontal rectangle windows, isn't consistent with any of the guidelines, or the discussion above, and has modern, almost Japanese quality. To be consistent with the guidelines suggests: window panes that are square or vertically proportioned rectangles, at least a small amount of solid building wall separating windows, and/or at least wide columns framing the door, and a pitched or awning overhand. TOWN OF VAIL 't Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: April 8, 2013 SUBJECT: A request for a work session to discuss the initial steps in the planning process for the Vail Valley Medical Center Facilities Master Plan project, located at 181 West Meadow Drive, Lots E & F, Vail Village 2nd Filing. Applicant: Vail Valley Medical Center, represented by Dan Feeney Planner: George Ruther I. DESCRIPTION OF REQUEST The applicant, Vail Valley Medical Center (VVMC), represented by Dan Feeney, is requesting a work session with the Planning and Environmental Commission (PEC). The purpose of the work session is to share the initial steps in the planning process for the Vail Valley Medical Center Facilities Master Plan. The VVMC campus is located at 181 West Meadow Drive. The intended outcome of the master planning process is the creation a facilities master plan for the existing medical campus. As such, the plan will be used to help guide and direct future decisions for infill development, growth and expansion of the VVMC campus. BACKGROUND The idea for a facilities master plan for the VVMC campus rose out of the municipal site redevelopment project. During discussions regarding the municipal site project, a number of land planning opportunities and facility improvement needs were identified. While the municipal site redevelopment project is no longer being actively pursued by the VVMC and the Town of Vail, the need for certain facility improvements on the VVMC campus remains and opportunities for better land planning still exists. Through previous communications with the Town, VVMC has been given conceptual approval to explore master planning options and ideas which may include the use of certain town owned lands. More specifically, those lands include the town's municipal site located at 75 South Frontage Road and 281 West Meadow Drive, library parking lot (Lot 10, Vail Village Filing 2). No final decisions on that matter, however, have been reached. III. APPLICABLE PLANNING DOCUMENTS The following planning documents are applicable to the review of this application: ZONING CODE General Use District 12-9C-1: PURPOSE: The general use district is intended to provide sites for public and quasi -public uses which, because of their special characteristics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary to achieve the purposes prescribed in section 12-1-2 of this title and to provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and certain types of quasi -public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses. VAIL LAND USE PLAN The Vail Land Use Plan contains multiple goal statements placed into six different categories. Staff believes the following goal statements are applicable to the effort to master plan the VVMC campus. 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. 1.2. The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3. The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 6. Community Services 6.1. Services should keep pace with increased growth. 6.2. The Town of Vail should play a role in future development through balancing growth with services. 6.3. Services should be adjusted to keep pace with the needs of peak periods. The Land Use Plan designates the desired Land Use Category of all properties in the Town. The VVMC is comprised of several properties with differing land use designations. Resort Accommodations and Service (US Bank Building) This area includes activities aimed at accommodating the overnight and short-term visitor to the area. Primary uses include hotels, lodges, service stations, and parking Town of Vail Page 2 structures (with densities up to 25 dwelling units or 50 accommodation units per buildable acre). Transition (VVMC Campus) The transition designation applies to the area between Lionshead and the Vail Village. The activities and site design of this area is aimed at encouraging pedestrian flow through the area and strengthening the connection between the two commercial cores. Appropriate activities include hotels, lodging and other tourist oriented residential units, ancillary retail and restaurant uses, museums, areas of public art, nature exhibits, gardens, pedestrian plazas, and other types of civic and culturally oriented uses, and the adjacent properties to the north. This designation would include the right-of-way of West Meadow Drive and the adjacent properties to the north. IV. SURROUNDING LAND USES AND ZONING Land Use Zoning North: Lodging/Municipal Lionshead Mixed Use 1/General Use South: Residential Primary Secondary Residential East: Multifamily Residential High Density Multiple Family West: Municipal General Use V. DISCUSSION ITEMS Process The end result of the master planning process is to create a facilities master plan for the VVMC campus. As such, the plan will be used primarily by VVMC to help guide and direct the future decisions for development on the VVMC campus. While many aspects and elements of the plan have little, or no relevance, on the Town of Vail or the immediate neighborhood (i.e., interior layout of the buildings, sequencing of construction, size of the emergency generator, etc.), there are many other aspects or elements of the plan which will. For example, elements such as parking; pedestrian circulation; loading and delivery; bulk, mass and scale; vehicular access, etc. For that reason, it is imperative that the end result of this process, that is the master plan, must be created with input from the community and other potentially impacted parties. Further, portions of the master plan should be created with the expressed intent and goal of its inclusion in the Vail's Comprehensive Plan. Through its inclusion in Vail's Comprehensive Plan, the master plan becomes pertinent and relevant to future development review processes and actions by the Town. In order to achieve this goal, the Vail Land Use Plan should be amended to include those aspects or elements of the master facilities plan which bear relevance on the Town of Vail and the immediate neighborhood. Planning Considerations There are many planning considerations that will go into the creation of the VVMC Master Facilities Plan. As previously stated, many of those considerations will be relevant to VVMC only and bear little, if any, relevance on the Town of Vail. In an effort to begin discussions with VVMC's master planners, a preliminary list of planning considerations relevant to the Town of Vail and the immediate neighborhood has been developed. The preliminary list includes: Town of Vail Page 3 • Provide for a future emergency air ambulance helipad on the hospital site. • Provide for adequate on site loading and delivery services which minimizes negative impacts on the neighborhood. Special consideration should be given to relocating this use to gain access to the WMC Campus from the South Frontage Road. • Address emergency vehicle circulation to and from the site. • Address patient and employee vehicle circulation with an emphasis on use of the South Frontage Road for primary access. • Minimize the number of vehicle trips on West Meadow Drive to improve the pedestrian experience along the street • Provide for pedestrian circulation N/S through the hospital site to connect the South Frontage Road with West Meadow Drive. • Reduce the negative impacts of the hospital surface parking lot on the Middle Creek riparian corridor. • The hospital use is currently non -conforming with regard to minimum parking requirements. All future planning should ensure full compliance with the minimum requirements. • Work with the Town of Vail and neighboring property owners to identify the most appropriate location of vehicle access off of the South Frontage Road. This shall also take design options into consideration. • The Town of Vail is willing to consider design and master plan options which include the use of Lot 10 and the Town's municipal center site. • Address the existing zone district designation of the US Bank Building. • Provide opportunities for growth and expansion of the VVMC Campus to ensure the growing health care needs of the medical center and the community are met. • Address the mechanical equipment needs of medical center are met on site and seek to minimize any unintended consequences. What additional planning considerations, if any, does the Planning and Environmental Commission have at this time to share with the master planners for the WMC campus? Additional opportunities for input will be available as the master planning effort proceeds through a more formal public hearing review process. V1. ATTACHMENTS A. Vicinity Map Town of Vail Page 4 Ad Name: 9065341 A PLANNING AND ENVIRONMENTAL COMMISSION Customer: TOWN OF VAIL/PLAN DEPT/COMM at 1:00pm �UNCILCHAMBERS TOWNrCO82013 Your account number is- 1 OP2P 33 /PUBLIC WELCOME 75 S. Frontage Road -Vail, Colorado, 61657 VailDaily Swearing-in New Members - Lorelei Donaldson L MEMBERS PRESENT„_ MEMBERS ABSENT PROOF OF PUBLICATION 1. Wall Street Building - 225 Wall Street 60 minutes 1.A request for the review of a variance from Sec- tion 12-713-15, Site Coverage, Vail Town Code, STATE OF COLORADO } pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of additions in }CC excess of the prescribed site coverage; and a re - JJ quest for the review of a major exterior alteration or COUNTY OF EAGLE } 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. 1, Don Rogers, do solemnlyswear that I am a qualified g (PEC130008, PEC130009) representative ofthe Vail Daily. That the same Dail news a er Applicant: Wall Street Commercial, LLC, repre- Architects sentedre ly Y y p p Planner:: WWarrearren Campbell printed, in whole or in part and published in the County MOTION: SECOND:VOTE: of Eagle, State of Colorado, and has a general circulation CONDITION(S): 60 minutes therein; that said newspaper has been published continuously 2.A request for a work session to discuss the initial steps i the planning process for the Vail Valley Medicall Center Facilities Master Plan project, lo - and uninterruptedly in said Countof Eagle fora period of 1� y County g cated at 181 West Meadow Drive, Lots E & F, Vail than fifty-two consecutive weeks next rior to the first fty p Village 2nd Filing, and setting forth details in re- gard Appl thereto. Applicant:Vail Valley Medical Center, represented publication of the annexed legal notice or advertisement and by Dan Feeney Planner: George Ruther that said newspaper has published the requested legal notice MOTION: SECOND:VOTE: CONDITION(S): and advertisement as requested. 3.A request for the review of a variance from Sec- tion 12-6E-8, Density Control, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town The Vail Daily is an accepted legal advertising medium, Code, to allow for an increase in dwelling units per acre to facilitate the construction of two single-fam- only for jurisdictions operating under Colorado's Home ily residences, located at 1183 and 1191 Casolar Del Norte Drive/Lots 4 and 5, Casolar Vail, and Rule provision. setting forth details in regard thereto. (PEC130010) Applicant: Todger Anderson, represented by Tom Braun Planner: Warren Campbell ACTION: Table to April 22, 2013 That the annexed legal notice or advertisement was 4.A request for the review of amendments to a published in the regular and entire issue of every conditional use permit, pursuant to Section 12-16-10, Amendment Procedures, Vail Town number of said daily newspaper for the period of 1 Code, to allow for the redevelopment of the Vail Golf Course Club House (i.e. accessory buildings, permanent and temporary, and uses customarily consecutive insertions; and that the first publication of said incidental and accessory nditional permitted or coy � notice was in the issue of said news paper dated 4/5/2013 and p p outdoor recreational uses, and necessar for the s, operation thereof, including restroo ms,drinking fountains, bleachers, build- that the last publication of said notice was dated 4/5/2013 in concessions, storage ings, and similar uses), located at 1775 Sunburst Drive/Lot 3, Sunburst Filing 3 and Unplatted the issue of said newspaper. Parcels (a complete metes and bounds description is available at the Community Development Department Office), and setting forth details in regard thereto. (PEC 120036) Applicant:Town of Vail, represented by Greg Hall In witness whereof, I have here unto set m hand this da Planner. George y y , ACTION: Table ttoo April 22, 2013 04/26/2013. 5.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, Amend- ment 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 General Man a er/Publisher/Editor g improvements, Betty Ford Alpine Garden Betty Ford Alpine Gardens Alpine Vail Daily expansion, new Education Center, nature trail, riparian restoration, restrooms) located at 530, 540, and Subscribed and sworn to before me, a notary public in and for playground 580 South Frontage Road East/ Unplatted, and setting forth details in regard thereto. (PEC130004) the County of Eagle, State of Colorado this day 04/26/2013. Applicant: Town of Vail, represented by Todd OppenheiPlanner: Warren Campbell ACTION: Withdrawn ,,••••�� March minutes MOTION:nE OE: 7.Information Update 8.Adjournment MOTION: SECOND: VOTE: Pamela J. Schultz, Notary Public My Commission expires: November 1 2015 , The applications and information about the propos- are available for public inspection during regular off 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 RY P items are approximate, subject to change, and cannot be relied upon to determine at what time the �'�P••••••;!9� '% Planning and Environmental Commission will item. Please 479-2138 for �.• PAMELA J. •: consider an call (970) additional information. Sign language interpretation • SCHULTZ is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the �'• Hearing Impaired, for information. OFOpLO Community Development Department My Commission Expires 11101Q015 Published April 5, 2013 in the Vail Daily. (9065341) Ad Name: 9018763A Customer: TOWN OF VAIL/PLAN DEPT/COMM Your account number is- 1 OP2P 33 MW nay 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 3/22/2013 and that the last publication of said notice was dated 3/22/2013 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 04/26/2013. 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 04/26/2013. 2m.&& 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 THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town Code, on April 8, 2013 at 1:00 pm in the Town of Vail Municipal Building. A request for a work session to discuss the initial steps in the planning process for the Vail Valley Medical Center Facilities Master Plan project, lo- cated at 181 West Meadow Drive, Lots E & F, Vail Village 2nd Filing. Applicant:Vail Valley Medical Center, represented by Dan Feeney Planner: George Ruther The applications and information about the propos- als are available for public inspection during office hours at the Town of Vail Community Develop- ment Department, 75 South Frontage Road. The public is invited to attend site visits. Please call 970-479-2138 for additional information. Sign language interpretation is available upon re- quest, with 24-hour notification. Please call 970-479-2356, Telephone for the Hearing Im- paired, for information. Published March 22, 2013 in the Vail Daily. (9018763