HomeMy WebLinkAbout2014-0512 PECTOWN OF VAIL9
PLANNING AND ENVIRONMENTAL COMMISSION
May 12, 2014 at 1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT
Henry Pratt
Michael Kurz
John Rediker
Webb Martin
Pam Hopkins
Luke Cartin
Dick Cleveland
MEMBERS ABSENT
Site Visits:
1. Wall Street Building — 225 Wall Street
2. Vail Valley Medical Center - 181 and 281 West Meadow Drive and 108 South Frontage Road
West
15 minutes
A request for the review of a variance from Section 12 -6E -6, Setbacks, Vail Town Code,
pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for the construction of an
addition within the side setback area, located at 2785 Bald Mountain Road /Lot 3 Block 2, Vail
Village Filing 13, and setting forth details in regard thereto. (PEC140009)
Applicant: 2002 Carey Family Trust, Michael J. & Wendy M. Carey Trustees, represented by
Peel /Langenwalter Architects
Planner: Jonathan Spence
ACTION: Approved with a condition
MOTION: Kurz SECOND: Rediker VOTE: 6 -0 -1 (Cleveland recused)
CONDITION(S):
1. Approval of this variance is contingent upon the applicants obtaining Town of
Vail design review approval for this proposal.
Commissioner Cleveland recused himself due to a conflict of interest.
Jonathan Spence gave a presentation pursuant to the staff memorandum.
Commissioner Cartin inquired as to any site coverage credit.
Jonathan Spence responded that he garage credit did not include a site coverage credit. The
project as proposed was compliant with the maximum allowable site coverage for the site.
Kathy Lagenwalter, representing the applicant, had no further presentation and was available for
questions.
There was no public comment
The Commissioners expressed their support of the proposal as it complied with the criteria.
Page 1
25 minutes
2. A request for the review of a major exterior alteration or modification, pursuant to Section 12 -76-
7, Exterior Alterations and Modifications, Vail Town Code, to allow for the construction of
additions to the Northeast corner of Wall Street Building, located at 225 Wall Street, Lots B & C,
Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC140010)
Applicant: MECO LLP, represented by Suman Architects
Planner: Warren Campbell
ACTION: Denied
MOTION: Kurz SECOND: Cleveland VOTE: 4 -3 -0 (Hopkins, Rediker, Martin opposed)
Chief of Planning, Warren Campbell, introduced the project and walked the Commission through
the history of the application. He discussed the previous approval and concerns that were
expressed during its review. This discussion included the expansions in site coverage that have
been approved. Campbell identified concerns and inconsistencies with the application and the
governing documents including the Vail Village Master Plan. The corner in question has been the
subject of considerable interest by both staff and the Commission. Campbell highlighted specific
concerns with the proposal and how they relate to existing buildings and views. Staff points to
the behavior of pedestrians in the area observed on multiple occasions. Campbell concluded by
stating that as the scope for the exterior improvements have increased due to the involvement of
the upper level condominiums that all elevations of the building should be reexamined if the
proposed change was deemed in compliance.
Michael Suman, architect and applicant's representative, walked the Commission through the
history of the project and the amendments to the approval proposed. Suman briefed the
Commission on the pedestrian experiences in the area.
Meg Hanlon, representing MECO LLP, presented the scenario existing between the building
owners (in general) and the owner of the retail space in question. Hanlon discussed the
challenges of multiple owners and the challenges with the retail and the location of the columns.
Hanlon discussed alternatives that were explored concerning the necessary square footage. She
concluded by pointing out this is not an application for the whole building but rather the specific
retail tenant (owner).
Bill Hanlon, a member of MECO LLP, talked of his experience with the store and pedestrian
traffic in the last 43 years. He talked about the loss of storage space and how the loss cannot be
acceptable. Hanlon talked about the column and the passageway and its unsuitability.
John Dunn, attorney representing the building's HOA, spoke to the association's support of the
application. Dunn discussed the history of the buildings ownership and the declarations and
condominium map. He discussed the necessary approval of the members of the association and
the diverse make up of the land uses. The final review and approval of the plans by the HOA
could not occur until there was an approved plan by the town. That review occurred on March
30 of this year at the annual meeting where mr. Hanlon expressed his inability to support the
changes to Retail Unit 101. At a later time, the membership met to support the application that
has been presented by MECO, LLP. Dunn spoke to how, if this is not approved, the application
for the rest of the building may not move forward.
Alyn Parks, owners of a residential condominium in building, spoke to the owners support of
what has been proposed and its necessity if the building is to be renovated. Parks commented
on the columns and how the application enhances the building and the pedestrian experience.
Page 2
Jay Parks talked about the columns and his impression of their lack of positive contributions to
the area. Parks spoke to how what is being proposed enhances the pedestrian experience. Jay
strongly urged the Commission to remove the columns and support the application.
Axel Wilhelmsen, retailer in the Bell Tower building spoke of his support for the project and the
necessity of the renovation. He felt the proposal will be an asset to the town.
Commissioner Hopkins asked a question about landscaping planters.
Warren Campbell responded with a description of the previous conversation and outcomes with
regard to the planter on the east elevation. The result was that it would remain in an organic
configuration with a slight increase in size.
Commissioner Hopkins stated her approval of the proposal and hopes some softening will occur
though hanging baskets that might be installed.
Commissioner Cleveland spoke to his support for the approved plan as opposed to the proposed
change included with this application. He stated his belief that the column was important in terms
of architectural interest, visual connection, and pedestrian access to Wall Street. He added
comments regarding the uncomfortable feeling created by enclosing the building to the corner
and the privatization of the perceived space. Cleveland felt it did not comply with the guidelines.
He concluded by adding that the internal arrangements between the owners is not an issue for
the Commission.
Commissioner Cartin spoke to the mass of the building and the perceived bulk that would be
added through this proposal. He felt it would be a negative change to the overall design and not
in compliance with the criteria.
Commissioner Webb spoke to how the colonnade is being infilled and how the remaining column
was problematic. He concluded by stating that the large retail store front windows would provide
views up Wall Street and supports the application.
Commissioner Rediker spoke to the previous approval and how it took away a lot of the interest
and how the proposal was in compliance with the criteria.
Commissioner Kurz discussed his support for the previous approval and challenges it went
through to achieve approval. He spoke to pedestrian sight lines, reverence to chamfered
corners in the area, and loss of village character. He did not believe the proposal complied with
the criteria.
Commissioner Pratt felt the proposed change completes the destruction of the character of the
Wall Street building. He added that the approved plan does not necessarily do great job of
addressing the corner and the proposal was not positive. Pratt stated that he was not a fan of
the approved plan or the proposed plan. He suggested the the corner could be infilled if it there
was a proposal to create a form of shelter such as a covering or recess at the corner.
40 minutes
3. A request for a recommendation to the Vail Town Council on the adoption of the Vail Valley
Medical Center Master Plan, to establish a comprehensive redevelopment plan for the Vail
Valley Medical Center, Lot 10 (Town of Vail parking lot), and US Bank Building, located at 181
and 281 West Meadow Drive and 108 South Frontage Road West/ Lots E, F, and 10 Vail Village
Filing 2, and Lot D -2, A Resubdivision of Lot D Vail Village Filing 2, and setting forth details in
regard thereto. (PEC140011)
Page 3
Applicant: Vail Valley Medical Center, represented by Braun and Associates
Planner: George Ruther
ACTION: Tabled to June 9, 2014
MOTION: Kurz SECOND: Cleveland VOTE: 7 -0 -0
George Ruther, Director of Community Development, gave a presentation, sharing the
background of the VVMC master plan process, the significance of the VVMC, the need for a
master plan, and the options moving forward.
Doris Kirchner, VVMC CEO, explained the background of the VVMC and the need for a master
plan. The hospital has gone through a number of iterations since adding a third floor for the
Steadman Clinic in the 1990's. The master plan will bring the VVMC's growth objectives into
alignment with the Town of Vail's growth objectives for this part of Town.
Russ Segnacht, representative of the firm preparing the master plan, presented a more in -depth
background as to the significance and the basis of the VVMC's master plan. The hospital is
finalizing a strategic operations plan. This operations plan was necessary to complete in order to
move forward with the master plan for the facility and area. He then described the process of the
strategic operations plan process. Some key objectives were identified, such as re- orienting the
pedestrian, vehicular, and emergency access. Adaptability and economics were also key
considerations. The top internal goal was to decompress and resituate the emergency room
services.
Commissioner Kurz asked about the medical services that might be outsourced to satellite
facilities in the valley.
Russ Segnacht explained it would back of the house operations – IT, admin, etc.
Tom Braun, planning consultant for the VVMC, presented the context of the master plan on
behalf of the applicant. The master plan process will deal with the larger factors that impact the
community. The hospital fits into area that is bookended by the Lionshead Redevelopment
Master Plan and the Vail Village Master Plan. The plan will offer highly detailed elements, similar
to that within the aforementioned master plans. Braun then laid out the time frame.
Commissioner Kurz asked if construction in the Summer of 2015 is needed and realistic. Tom
Braun said yes it is.
There was no public comment.
Commissioner Kurz commented on the importance of the partnership between the Town and
VVMC and was happy to see the progress thus far.
Commissioner Hopkins asked if the Heli -pad site has been located.
Tom Braun stated that the proposed location would be shared at a future meeting.
Commissioner Cartin commented on the many challenges – parking, loading and delivery,
employee housing, covenants, Lot 10, etc. —and that he looks forward to seeing how these
challenges will be addressed.
Commissioner Cleveland mentioned the coupling of the municipal site with VVMC and the
opportunities and challenges that go along with it.
Page 4
Commissioner Webb mentioned his general support and need for the project.
Chairman Pratt alluded to the need for appropriate design. His desire is to not be asked to go
above and beyond what the PEC is authorized to do.
20 minutes
4. A request for a work session to update the Planning and Environmental Commission on the
progress of the Vail Village Character Area Preservation project, an initiative to examine the
Town's current regulations, design standards and guidelines applicable to Vail Village to
determine whether they are sufficient to ensure the special character of Vail Village is not just
maintained but also enhanced.
Applicant: Town of Vail, represented by Braun Associates, Inc.
Planner: Warren Campbell
ACTION: Tabled to July 14, 2014
MOTION: Kurz SECOND: Cleveland VOTE: 7 -0 -0
Warren Campbell, Chief of Planning, spoke to the project and the timing. He spoke to the
existing Vail Village Master Plan.
Tom Braun, consultant working on the project, gave a power point presentation recapping the
work that had been completed and the next steps.
Commissioner Pratt asked a question about the incorporation of comparable ski towns.
Commissioner Kurz spoke to the challenges of development review in the Village.
Commissioner Cleveland added his insights about comparable communities and referred to
Carmel, California. Cleveland spoke to incentives of development and how it relates to
regulations.
Commissioner Hopkins spoke the need to look at Disney because Vail is becoming a corporate
town. Hopkins feels that it is deeper than just design and details.
Commissioner Cartin spoke to the idea of landmarks and the challenges of development review.
What does make place?
5. A request for the review of a conditional use permit, pursuant to 12 -9C -3, Conditional Uses, Vail
Town Code, for a public and quasi - public indoor community facilities (education center), to allow
for the construction of the Betty Ford Alpine Gardens Education Center, located 530 South
Frontage Road /Unplatted, and setting forth details in regard thereto. (PEC140005)
Applicant: Betty Ford Alpine Gardens, represented by Jack Hunn
Planner: Jonathan Spence
ACTION: Table to June 9, 2014
MOTION: Cartin SECOND: Cleveland VOTE: 7 -0 -0
6. A request for a variance from Section 14 -3 -1, Table 1, Minimum Standards, Vail Town Code,
pursuant to Section 14 -1 -5, Variances, Vail Town Code, to allow for a residential driveway to
exceed the permitted maximum centerline grade, located at 2754 Snowberry Drive / Lot 15,
Block, 9, Vail Intermountain and setting forth details in regard thereto. (PEC140007)
Applicant: Mike Dantas, represented by Mauriello Planning Group
Planner: Joe Batcheller
ACTION: Table to June 9, 2014
MOTION: Cartin SECOND: Cleveland VOTE: 7 -0 -0
Page 5
7. Approval of April 28, 2014 minutes
MOTION: Kurz SECOND: Martin
8. Information Update
VOTE: 5 -0 -2 (Rediker and Cleveland recused)
An update was provided on the forthcoming recreational marijuana discussion on the May 19,
2014.
9. Adjournment
MOTION: Cartin SECOND: Cleveland VOTE: 7 -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 May 9, 2014 in the Vail Daily.
Page 6
r
l
o
TOWN OF ILI''
r $
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: May 12, 2014
SUBJECT: A request for a variance from Section 12 -6E -6, Setbacks, Vail Town Code
pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for an
addition within the side setback area, located at 2785 Bald Mountain Road/Vail
Village Filing 13, Lot 3, Block 1, and setting forth details in regard thereto.
(PEC14009)
Applicant: 2002 Carey Family Trust, represented by Peel /Langenwalter
Architects, LLC
Planner: Jonathan Spence
I. SUMMARY
The applicant, 2002 Carey Family Trust, represented by Peel /Langenwalter Architects,
LLC, is requesting a setback variance to allow for an addition into the side setback area at
2785 Bald Mountain Road. 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 this application,
subject to the findings noted in Section VIII of this memorandum. A vicinity map
(Attachment A), photographs (Attachment B) the applicants' request (Attachment C), and
proposed architectural plans (Attachment D) are attached for review.
II. DESCRIPTION OF REQUEST
The applicant, 2002 Carey Family Trust, represented by Peel /Langenwalter Architects,
LLC, is requesting a setback variance to allow for an addition into the side setback area at
2785 Bald Mountain Road. The subject property is a two -story single family home built in
1977 and is located in the Two - Family Residential (R) Zone District. The applicant is
proposing to extend the existing garage 3' -4" to the south resulting in an addition of 32
gross square feet to both the garage and the living space above. The proposed 64
square foot addition encroaches 3' -6" into the required 15' side setback. Approximately 12
square feet of GRFA is proposed within the required 15' side setback on each floor. The
addition is an increase in GRFA and site coverage and meets the requirements of the
Two - Family Residential (R) Zone District. The proposed addition will utilize the same
IV.
materials and architectural style of the exiting home to not appear distinct.
BACKGROUND
The Vail Village Filing 13 subdivision was approved by the Town of Vail and recorded
with Eagle County in 1972. The residence was approved by the Town of Vail and
constructed in 1977. At that time, the required side setback was 10' in the two - family
Residential (R) Zone District and the home was constructed 11' -6" from the west
property line. Subsequent to the construction of the home, Ordinance No. 50, Series
1978, increased the required side setback in the Two - Family Residential (R) Zone District
to 15'. This ordinance increased setback requirements in all residential zone districts
existing at that time.
The property is generally rectangular in shape and slopes moderately from front to back.
The home shares a common access drive with the property immediately to the west, Lot
4, that was also built in 1977. According to the building permit documents, the owners at
that time desired a common driveway to minimize the impacts to the site and to preserve
the natural ground cover.
In 2013 the property received DRB approval for a 214 square foot exercise room addition
to the rear of the stricture. This addition utilized the one time exemption for structures with
nonconforming roofs (wood shake).
On August 26, 2013, the property received both DRB and PEC approval for a 183 square
foot bathroom /office addition. This addition, above the existing garage, was granted a
variance to encroach 3' -7" into the required side setback of 15. The amount of relief
granted is identical to that being requested with this application.
APPLICABLE PLANNING DOCUMENTS
Staff believes that following provisions of the Vail Land Use Plan and the Vail Town Code
are relevant to the review of this proposal: Vail Land Use Plan (in part)
CHAPTER II: LAND USE PLAN GOALS / POLICIES (in part)
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.
Town of Vail Page 2
The goal statements which are reflected in the design of the proposed Plan are as
follows:
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.
1.4. 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.
1.5. Commercial strip development of the Valley should be avoided.
1.6. Development proposals on the hillsides should be evaluated on a case by case
basis. Limited development maybe permitted for some low intensity uses in areas that
are not highly visible from the Valley floor. New projects should be carefully controlled
and developed with sensitivity to the environment.
1.7. New subdivisions should not be permitted in high geologic hazard areas.
1.8. Recreational and public facility development on National Forest lands may be
permitted where no high hazards exist if:
a. Community objectives are met as articulated in the Comprehensive Plan.
b. The parcel is adjacent to the Town boundaries, with good access. c. The
affected neighborhood can be involved in the decision - making process.
1.9. The existing condition and use of National Forest Land (USFS) which is
exchanged, sold, or otherwise falls into private ownership should remain unchanged. A
change in the existing condition and use may be considered if the change substantially
complies with the Vail Comprehensive Plan and achieves a compelling public benefit
which furthers the public interest, as determined by the Town Council.
1.10. Development of Town owned
open space) maybe permitted wher e
public use.
lands by the Town of Vail (other than parks and
no high hazards exist, if such development is for
Town of Vail Page 3
1.11. Town owned lands shall not be sold to a private entity, long term leased to a
private entity or converted to a private use without a public hearing process.
1.12. Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
1.13. Vail recognizes its stream tract as being a desirable land feature as well as its
potential for public use.
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.
5.2. Quality time share units should be accommodated to help keep occupancy rates
up.
5.3. Affordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate
restrictions.
5.4. Residential growth should keep pace with the market place demands for a full
range of housing types.
5.5. The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied sites
throughout the community.
CHAPTER VI, SECTION 4, PROPOSED LAND USE CATEGORIES (in part)
LDR Low Density Residential
This category includes single - family detached homes and two - family dwelling units.
Density of development within this category would typically not exceed 3 structures per
buildable acres. Also within this area would be private recreation facilities such as tennis
courts, swimming pools and club houses for the use of residents of the area. Institutional
/public uses permitted would include churches, fire stations, and parks and open space
related facilities.
Title 12, Zoning Regulations, Vail Town Code (in part)
ARTICLE 12 -6C: TWO- FAMILY RESIDENTIAL (R) DISTRICT (in part)
12 -6C -1: The two - family residential district is intended to provide sites for low density
single - family or two - family residential uses, together with such public facilities as may be
appropriately located in the same zone district. The two - family residential district is
intended to ensure adequate light, air, privacy and open space for each dwelling,
commensurate with single - family and two- family occupancy, and to maintain the desirable
Town of Vail Page 4
residential qualities of such sites by establishing appropriate site development standards.
12 -6C -6: Setbacks: In the R district, the minimum front setback shall be twenty feet (20),
the minimum side setback shall be fifteen feet (15), and the minimum rear setback shall
be fifteen feet (15).
CHAPTER 12 -17: VARIANCES (in part)
12 -17 -1: Purpose: A. Reasons for Seeking Variance: In order to prevent or to lessen
such practical difficulties and unnecessary physical hardships inconsistent with the
objectives of this title as would result from strict or literal interpretation and enforcement,
variances from certain regulations may be granted. A practical difficulty or unnecessary
physical hardship may result from the size, shape, or dimensions of a site or the location
of existing structures thereon; from topographic or physical conditions on the site or in the
immediate vicinity; or from other physical limitations, street locations or conditions in the
immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance
with a regulation shall not be a reason for granting a variance.
V. SITE ANALYSIS
Address: 2785 Bald Mountain Road
Legal Description: Lot 3, Block 2, Vail Village Filing 13
Zoning: Two - family Residential District
Land Use Plan Designation: Low Density Residential Current
Land Use: Single Family Residential
Geological Hazards: None
Density: (max GRFA)
6,797 sq. ft.
2,626
2,657 sq. ft.
Building Height:
33 ft.
24 ft.
24 ft. for addition
Site Coverage:
3,458 sq. ft.
2,416 sq. ft.
2,448 sq. ft.
Parking
>_2,000 GRFA, 3 spaces
4 spaces
4 spaces
Setbacks:
North:
15 ft. (rear
16.3 ft.
No change
West:
15 ft. (side)
11.5 ft.
11.5 ft.
East:
15 ft. (side)
16.8 ft.
No change
South:
20ft. (front)
113 ft.
No change
VI. SURROUNDING LAND USES AND ZONING
Existing Use
North: Open Space
South: Open Space
East: Single- family Residential
Town of Vail
Zoning District
Natural Area Preservation District
Outdoor Recreation District
Two - family Residential District
Page 5
West: Single- family Residential Two - family Residential District
VII. REVIEW CRITERIA
The review criteria for a variance request are prescribed in Chapter 12 -17, Variances, Vail
Town Code.
1. The relationship of the requested variance to other existing or potential uses and
structures in the vicinity.
The subject property, Lot 3, is located within a residential neighborhood bordered on the
east and west by other single family homes and on the north and south by open space.
The proposed addition would occur on both the garage and second levels. The existing
371 square foot garage, with interior dimensions of approximately 18' by 21' is undersized
by modern standards. This is evidenced by the garage area being significantly less than
the allowable GRFA deduction of 600 square feet for a two - vehicle -space garage. The
proposed addition will increase the functionality of the garage space, is designed to blend
seamlessly into the existing structure architecturally and will have little effect on the
building's perceived mass and scale.
Therefore, Staff believes this proposal will not negatively affect the other existing or
potential uses and structures in the vicinity in comparison to existing conditions.
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 original home was constructed within the Town of Vail in 1977 under the Two - family
Residential (R) Zone District regulations. The setback regulations at that time required a
10 foot side setback that the building design and construction complied with. The home
subsequently became legal nonconforming in 1978 when the side setback was increased
in the Two - family Residential (R) Zone District to 15 feet. Property owners in the vicinity
whose original homes were built prior to 1978, but meeting the 1978 15 feet setback
regulation, are able to pursue building additions utilizing the existing built to line. Unlike
other properties in the vicinity, a variance is necessary to pursue similar building
improvements on the subject property.
The applicant is proposing to extend the existing garage 3' -4" to the south resulting in an
addition of 32 gross square feet to both the garage and the living space above. The
proposed 64 square foot addition encroaches 3' -6" into the required 15' side setback.
Approximately 12 square feet of GRFA is proposed within the required 15' side setback
on each floor. The proposed garage and office addition will improve the functionality and
value of the home, an upgrade supported by Land Use Plan Goal 1.3.
Staff believes the proposed variance is consistent with the goals of the Town of Vail Land
Town of Vail Page 6
Use Plan and purposes of the Two - family Residential District as identified in Section IV of
this memorandum.
Therefore, Staff believes the proposed relief from the setback regulations is necessary to
achieve compatibility and uniformity of treatment among sites in the vicinity and to attain
the objectives of this title without a grant of special privilege.
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 facilitate an addition in the side setback area that will not alter
population; will not increase the required number of parking spaces; will not affect any
existing transportation or traffic facilities, public facilities, or utilities; and will not affect
public safety in comparison to existing conditions. Therefore, Staff believes the proposed
variance conforms to this criterion.
4. Such other factors and criteria as the commission deems applicable to the
proposed variance.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends approval, with a condition, of a
variance from Section 12 -6C -6, Setbacks, Vail Town Code, pursuant to Chapter 12-
17, Variances, Vail Town Code, to allow for an addition within the side setback area,
located at 2785 Bald Mountain Road /Vail Village Filing 13, Lot 3, Block 1, and setting forth
details in regard thereto. This recommendation is based upon the review of 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:
Town of Vail Page 7
"The Planning and Environmental Commission approves the applicants' request for a
variance from Section 12 -6C -6, Setbacks, Vail Town Code, pursuant to Chapter 12 -17,
Variances, Vail Town Code, to allow for an addition within the side setback area, located
at 2785 Bald Mountain Road/Vail Village Filing 13, Lot 3, Block 1, and setting forth details
in regard thereto"
Should the Planning and Environmental Commission choose to approve this variance
request, the Community Development Department recommends the Commission applies
the following condition:
1. Approval of this variance is contingent upon the applicants obtaining Town of
Vail design review approval for this proposal.
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 a review of Section VII of the May 12, 2014 staff memorandum to the
Planning and Environmental Commission, 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 Two - family
Residential 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 will 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 do not apply generally to
other properties in the Two - family Residential District.
C. The strict or literal interpretation and enforcement of the specified
regulation would deprive the applicant of privileges enjoyed by the owners
of other properties in the Two - family Residential District
Town of Vail Page 8
IX. ATTACHMENTS
A. Vicinity Map
B. Photographs
C. Applicants' Request
D. Architectural Plans
Town of Vail Page 9
Vail Village Filing 13, Block 2, Lot 3
(2785 Bald Mountain Road)
a "S
Subject Property
- - - - - - - Feet
0 50 100 200 Last Modified August 8, 2013 TOWN OF MAIL
Department of Community Development
75 South Frontage Road
TOWN OF VAIL9 Vail, CO 81667
Tel: 970-479-2128
www.vailgov.com
Development Review Coordinator
Variance Request
Application for Review by the
Planning and Environmental Commission
General Information: Variances may be granted in order to prevent or to lessen such practical difficulties and
unnecessary physical hardships as would result from the strict interpretation and/or enforcement of the zoning
regulations inconsistent with the development objectives of the Town of Vail. 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. The Vail Town Code can be found on the Town's website at
The proposed project may also require other permits or applications and/or review by the Design
Review boardand /or Town Council,
Fee: $500
Description of the Request: Request of a side setback variance of 3' -7' to construct a small storage area W the existing two car garage
with a small expansion to the previously approved office above. The total area of the addition to the garage is 311 square feet, of which 11.9 square feet fall
within the 15' side setback. The total area of the office addition is 31.7 square feet, of which 11.9 square feet fall within the 15' side setback.
Physical Address: 2785 Bald Mountain Road
Parcel Number: 2101-034-01-019
(Contact Eagle Co. Assessor at 970-328-8640 for parcel no.)
Property Owner: Michael J. Carey & Wendy M. Garey - Trustees of the 2002 Carey Family Trust
Mailing Address: 6817 Elaine way
Can Siege, CA
Owner's
Primary Contact/ Owner
MallingAddress: P-0- Box 1202
Architects, L.L.C., Kathy
Vail, co 81658 Phone: 9704764506
E-Mail: piarchval@-gmaii.com Fax:
For Office Use Only:
Cash CC: Visa/ MC
Fee Paid:
Meeting Date:
Planner:
Zoning:
Location of the Proposal:
Last 4 CC # Exp. Date:
Received From:
PEC No.:
Project No:
Land Use:
Lot: Block: Subdivision:—
Auth # Check #
_a�d�anAaoaa '
- - - - - -- -- � III
LOT 4 LOT 3
3
nl - on APP tlAdtlitiony
abeVe
� II
T C G g Mudro.
Ford Residence Povea �sF I_
com n
or vewaY Dori car.
uo� R sidenee � —
Ic � eme i,sc � i Mech
VIII P eI tl � ,I�� BaM rI�
n� �aiei,e,aa
2 PARTIAL SITE PLAN LOTS A & 3 1
No e No Porch �,
Y a na,aaazo,a a�a I � i
� Entry Library
NI� IIF
VICINITY MAP rvrs '
–�—Pl.posetl Addrt on'I -
1 MAIN LEVEL PLAN
1/a " -1'0°
NoM1
INDEX OF DRAWINGS
1 4, VICINITY MAP,
2. UPPER LEVELELOORPLAN3&
MAIN LEVEL PIN
3. EXTERIOR
4. ] ELIPS LOTS 38 a,
' - NIT' MAP MAN LEVEL PLAN
S. 7 15 13 PED SUBMITILAL UPPER LEVEL FLOG'
8. LEVnTIONE.
TOPOGRAPRIC SURVEY
T. GRIGINALSaE DID LGrs asaG
8. ORIRIGINAL MA NLEVELANOUPPE EVIL FLOOR
9. OGINAL BUILDING ELEVATIONB R L
LA
PNS
t�
Patio
stor.
Kitchen
Living Dining
r—
Deck
Carey Residence `,", nW „�, m, a _
Garage & Office Addition 111, co elese
2785 Bald Mountain Road ai n ®veil net
Lo[ 3, Bl"'2'V. I Village FIIng 13 -- -- �� PIT
Town I Vell, Coloratlo ene Uircrenet
�I
1�L IvJI/il /
— s�ruamg Balrnv
UPPER LEVEL PLAN
Nom`
Carey Residence n°a'e s L 1c
Garage & Office Addition core
2185 Bald Mountain Roatl alaan@vauneei e
Lot 3. Block 2, Vall Vllage Frlrng 13
Town of Verl, Colorado �aM��,rail8ce °�,� ,
I
I Closet��'J
HILL
-
a.
N A
a6 °a
l
l
bath
�eoce
Atldrtio.
'
b
c.� II
Prop os tl Atltlrtfon
1�L IvJI/il /
— s�ruamg Balrnv
UPPER LEVEL PLAN
Nom`
Carey Residence n°a'e s L 1c
Garage & Office Addition core
2185 Bald Mountain Roatl alaan@vauneei e
Lot 3. Block 2, Vall Vllage Frlrng 13
Town of Verl, Colorado �aM��,rail8ce °�,� ,
_ App—d Andit-
-A—c Garage III
CiassA C"mpasieon sl g
NORTH ELEVATION =
o, w,a.
III / Carey Residence
A�
4
Iw
6"�Sf11lEYORB CEii`iCATC-
r .a.rt.: Mw.wnrrtoe � rammw mr mr��n".
> ne eom w rc. m
t
T m
r G
i
va.zsy .Wm m�ra ev. .,nr mn�^w
nr ,
2 SOUTH ELEVATION //a ^_ "
Proposed
v I Addition
Matr
i N bon
1
� s 9ji;l�oi
n {•
ir
_ -1
�If;alr - 1
3 WEST ELEVATION
aas
nl
P
Carey Residence
Gamge & Office Addition °lBfOn�°na�aaa a
2]85 bald Mountain Road p 3
Lot 3, Block2. Vail Village Filing 13
Town of Veil, Colorado ev>e=miir� "er
2 , PARTIAL SITE PLAN LOTS 4 & 3 i "= -o^
Na Nok'
VICINITY MAP NTs
I Ii
UPPER LEVEL PLAN va " =r -g"
Carey Residence
Peel /Canoe Waller AicM1iteds LLC
Garage & Office Addition
; ° s, �6ASOe��Via,lan��euesi
n
d
2]85 Bo,, Mountam Road
Lot 3, Block 2. Vail Village Filing 13
7-15 -t PEC Submittal
Town of Vail, Colorado
Upper Level Plan
Carey Residence
n ",dte °a L gc
a�em��n -1513
-
Office & Bath Addition
�
wses
2]85 Bald Mountain Road
o. T. 1—h@1
Lot 3, Block 2, Vatl Village Filing 13
` v co
s
Town of Vail, celorado
�o,'o
� esmn�ce gat
s
1 I NORTH ELEVATION 1/a' =1' -p" I 2 SOUTH PLEVATION
Additi.n _ / muamn Hsu "a
@Existing neck / _nxiz edam enaa.Tm
y
f
a3 e, i
�a� sung j
n /
—P
Carey Residence
Garage & Office Addition
2785 Bed Mountain —d Lot 3, Bbck 2, Vail Village RI,ng 13
Town of Vall, Coloratlo
WEST ELEVATION va st eel Lenaenweitern m _
ao eox i2o2 va'cic1 etssp
Tela7easpa @a,lne, 6
B.i'di.. CElevatic.., Top. eneei a or a
Carey Residence
Office & Bath Addition vau�co mesa
2785 Baltl Mounta,n Roatl plercry ®�eu nel
Lot 3, Block 2, Vatl VJlage F,I,ng 13 "c
Town of Val, Coloratlo a o a/szi7o ooyleena®awe Mrep n eI a or
W
P I
I,
d,
as
,
a / I
/ j ?
EI
Y= Y^K1`r ,UVS x'Gi�
I Yb� aI- prrwlN�s
I SITF' P✓'�N 'nh` bYp `ENb`J -L "FS'b�NC�S
& F I b °}'i0 �. P7.y Alvp Pirf.^il�Lj I°dHNS'
Y' Fn P�'ll":M1CC E- GF -LAN
�I
-
ry.tif -�: L
— rr
_ f
TI
T �
tr��:rox
x
III I�
Carey Residence
-
m o x a�
I„ d
Garage 8 GtFice Addition
--t
Iran
2]85 Bald Mounts r Road
o-afb os pa ran @.a
� nw
Lot 3 Bl-2 Va l V liege F l ng 13
T— of Calo edo
Original Site Plan
-
z
YI-icr
rTIlJHMN F —P
tr��:rox
�m
1 / Y
o r�i
J
I i
I I _
"
�
n
ro I
l�_ \
e
e
y
Carey Residence � m ,
Garage &07Fice Addf4lon 1.1 Co e e wo 4764506 arch va ne1
FFFyyy
M-r c 2785 Bald k 2, Vl, n Roe' n KL
!. k —^14J �' TOW fV.I Ve l Vllega Flling 13 Original FlOOrP ans 214$
�. �. Town of Vall C. ,.d.
vd
I
v
sneer a o! 9
� s
p
�_•,2 .i � 9 ' it a 14 -i I
c 'H.HI
f
Q w�T =tip rrr G� ` =Yr, F �-nr II ear a II , r— q —Hi rl
YY �
Y
I �
JF r
c I�G FF I
eoerl
i.����
IL
l-
-.—
n co
IF
J
U, ti.l-o nu- IVIHC /rr-Y �nz� -� I J. eu Ids, .Ld r~hY�
� _ _ -
�_ I of
I Y
�- JG
Carey Residence
� 7r
_ — I Garage & Office Addition
z] as B M t a s
Lt 3, 31 ock2 V.11 V111 g FIng 13
cl(F=y E T'cIG - U Town of Ve C d
C�" I
pol
Original Elevations
et a�u,
\ YY
�kw P lo�rio� �� 4 �lar r, ✓�,oaL- ; ".
C,
I
Vr-TTTF ., �I
r-c
o �
Q w�T =tip rrr G� ` =Yr, F �-nr II ear a II , r— q —Hi rl
YY �
Y
I �
JF r
c I�G FF I
eoerl
i.����
IL
l-
-.—
n co
IF
J
U, ti.l-o nu- IVIHC /rr-Y �nz� -� I J. eu Ids, .Ld r~hY�
� _ _ -
�_ I of
I Y
�- JG
Carey Residence
� 7r
_ — I Garage & Office Addition
z] as B M t a s
Lt 3, 31 ock2 V.11 V111 g FIng 13
cl(F=y E T'cIG - U Town of Ve C d
C�" I
pol
Original Elevations
et a�u,
\ YY
�kw P lo�rio� �� 4 �lar r, ✓�,oaL- ; ".
o �
Y
Q w�T =tip rrr G� ` =Yr, F �-nr II ear a II , r— q —Hi rl
YY �
Y
I �
JF r
c I�G FF I
eoerl
i.����
IL
l-
-.—
n co
IF
J
U, ti.l-o nu- IVIHC /rr-Y �nz� -� I J. eu Ids, .Ld r~hY�
� _ _ -
�_ I of
I Y
�- JG
Carey Residence
� 7r
_ — I Garage & Office Addition
z] as B M t a s
Lt 3, 31 ock2 V.11 V111 g FIng 13
cl(F=y E T'cIG - U Town of Ve C d
C�" I
pol
Original Elevations
et a�u,
\ YY
�kw P lo�rio� �� 4 �lar r, ✓�,oaL- ; ".
TOWN OF VAIL'� PLANNING AND ENVIRONMENTAL COMMISSION
May 12, 2014 at 1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Site Visits:
1. Wall Street Building — 225 Wall Street
2. Vail Valley Medical Center - 181 and 281 West Meadow Drive and 108 South Frontage Road
West
15 minutes
1. A request for the review of a variance from Section 12 -6E -6, Setbacks, Vail Town Code,
pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for the construction of an
addition within the side setback area, located at 2785 Bald Mountain Road /Lot 3 Block 2, Vail
Village Filing 13, and setting forth details in regard thereto. (PEC140009)
Applicant: 2002 Carey Family Trust, Michael J. & Wendy M. Carey Trustees, represented by
Peel /Langenwalter Architects
Planner: Jonathan Spence
ACTION:
MOTION: SECOND: VOTE:
CONDITION(S):
25 minutes
2. A request for the review of a major exterior alteration or modification, pursuant to Section 12 -76-
7, Exterior Alterations and Modifications, Vail Town Code, to allow for the construction of
additions to the Northeast corner of Wall Street Building, located at 225 Wall Street, Lots B & C,
Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC140010)
Applicant: MECO LLP, represented by Suman Architects
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
CONDITION(S):
40 minutes
3. A request for a recommendation to the Vail Town Council on the adoption of the Vail Valley
Medical Center Master Plan, to establish a comprehensive redevelopment plan for the Vail
Valley Medical Center, Lot 10 (Town of Vail parking lot), and US Bank Building, located at 181
and 281 West Meadow Drive and 108 South Frontage Road West/ Lots E, F, and 10 Vail Village
Filing 2, and Lot D -2, A Resubdivision of Lot D Vail Village Filing 2, and setting forth details in
regard thereto. (PEC140011)
Applicant: Vail Valley Medical Center, represented by Braun and Associates
Planner: George Ruther
ACTION:
MOTION: SECOND: VOTE:
CONDITION(S):
Page 1
20 minutes
4. A request for a work session to update the Planning and Environmental Commission on the
progress of the Vail Village Character Area Preservation project, an initiative to examine the
Town's current regulations, design standards and guidelines applicable to Vail Village to
determine whether they are sufficient to ensure the special character of Vail Village is not just
maintained but also enhanced.
Applicant: Town of Vail, represented by Braun Associates, Inc.
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
CONDITION(S):
5. A request for the review of a conditional use permit, pursuant to 12 -9C -3, Conditional Uses, Vail
Town Code, for a public and quasi - public indoor community facilities (education center), to allow
for the construction of the Betty Ford Alpine Gardens Education Center, located 530 South
Frontage Road /Unplatted, and setting forth details in regard thereto. (PEC140005)
Applicant: Betty Ford Alpine Gardens, represented by Jack Hunn
Planner: Jonathan Spence
ACTION: Table to June 9, 2014
MOTION: SECOND: VOTE:
6. A request for a variance from Section 14 -3 -1, Table 1, Minimum Standards, Vail Town Code,
pursuant to Section 14 -1 -5, Variances, Vail Town Code, to allow for a residential driveway to
exceed the permitted maximum centerline grade, located at 2754 Snowberry Drive / Lot 15,
Block, 9, Vail Intermountain and setting forth details in regard thereto. (PEC140007)
Applicant: Mike Dantas, represented by Mauriello Planning Group
Planner: Joe Batcheller
ACTION: Table to June 9, 2014
MOTION: SECOND: VOTE:
7. Approval of April 28, 2014 minutes
MOTION: SECOND: VOTE:
8. Information Update
9. 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 May 9, 2014 in the Vail Daily.
Page 2
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: May 12, 2014
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 Tom Braun, Braun
Associates, Inc.
Planner: George Ruther
I. DESCRIPTION OF REQUEST
The applicant, Vail Valley Medical Center (VVMC), represented by Tom Braun, is requesting a
work session with the Planning and Environmental Commission (PEC). The purpose the
worksession is to re- engage the PEC in the planning process for the Vail Valley Medical Center
Facilities Master Plan. The worksession meeting will focus on
• the planning process,
• background work that has been completed to date,
• planning considerations
• the format of the master plan document,
• opportunities for public participation, and
• a schedule of next steps.
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. As this remains a
worksession in the early stages of the planning process, neither the staff nor the applicant
intend to present a master plan document or planned design solutions at this time. A master
plan document with proposed design solutions will be presented at a later date.
II. 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.
The applicant last appeared before the Planning and Environmental Commission on April 8,
2013. At that time, the applicant had presented conceptual ideas for the creation of the master
plan and received input from the Commission on the types of issues which needed to be
addressed by the Plan. Since last April, the applicant has been working with their master
planning consultant team to prepare the initial elements of the Plan. To that end, a significant
amount of time and thought has gone into addressing on -site and off -site traffic circulation,
determining the parking need, options for addressing the parking need (both on -site and off -
site), loading and delivery options, and construction sequencing. Additionally, further
investigation has gone into the potential use of the municipal site and /or Lot 10 to help address
the physical and spatial needs of the Vail Valley Medical Center. More discussion, design work
and analysis is needed to fully understand the issues and opportunities, however.
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 WMC
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.
Town of Vail Page 2
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
WMC 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
structures (with densities up to 25 dwelling units or 50 accommodation units per
buildable acre).
Transition (WMC 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
North:
South:
East:
West:
Town of Vail
Land Use Zoninq
Lodging /Municipal Lionshead Mixed Use 1 /General Use
Residential Primary Secondary Residential
Multifamily Residential High Density Multiple Family
Municipal General Use
Page 3
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 input from the community and other potentially
impacted parties is taken throughout the master planning process. These design solutions a
options for the implementation of these elements will become part of the master plan. Once
incorporated into the master plan, the master plan will be used as a benchmark for evaluating
more detailed development plan proposals provided as part of a conditional use permit
application. 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.
WMC /TOV Forum Notes
The Town of Vail and the Vail Valley Medical Center hosted a community forum on the
proposed master plan and process. What follows is a series of questions raised by community
members in attendance. It remains the intent of the ToV and VVMC to address each of the
questions during the course of the master planning process.
Site Plan
-- Primary concern: Frontage Rd. access for emergency vehicles.
- -How high up will VVMC be building?
- -Will there be underground parking?
- -Can VVMC continue to use current helicopter pad? Will it be moved?
- -Will the community be able to provide feedback re: helicopter pad before final decisions are
made?
- -Have we brought in FAA consultants?
-- Assuming Evergreen Lodge remains hotel, it would be better to have mechanical on the
ground.
- -Will VVMC incorporate employee housing on site?
- -What does VVMC anticipate the growth of the hospital to be in the next 10 years?
- -With growth, does VVMC anticipate complementary parking?
- -The scope of the plan should be as large as possible geographically.
- -Would US Bank Building and VVMC be the same height? Or, if US Bank Building is torn down,
will there be one building?
- -The puzzle pieces don't fit together. Traffic needs to be routed off Meadow Drive. We need a
grand entrance.
- -How do we manage emergency traffic?
- -Small footprint. Given our demographics, does it make sense to have a satellite location in Vail
and main location down valley?
Town of Vail Page 4
- -Would the municipal site be included in the master plan? It seemed to be a "magical" solution
with a lot of flexibility. We will decide re: municipal building within next 2 years? Yes?
- -How big is the site?
- -How soon do I have to worry about my property getting eaten up?
- -Is there any land the hospital can swap with the Evergreen to make Frontage Road access
better?
-- You've decided landing a helicopter on the campus is safe?
- -Has TOV determined there will be a helicopter pad on main campus?
- -Has CDOT reversed its demand that the helipad be removed?
- -Is it too dangerous to have helipad near a highway? Why is it safer in a residential
neighborhood and in a hospital facility?
- -The non - patient/non -sick community - what facilities will be available to them? Wellness
Centers, etc.
- -Do you take economics into account, Re: services on this campus?
- -This hospital does not receive emergency patients via helicopter. We are sending patients out
via helicopter. We do not need to do that.
- -How much usage, critical transport vs. daily use?
- -How does the patient transfer process work (clinical /amb.) --If it's too dangerous to have
helipad near a highway, why is it safer in a residential neighborhood and in a hospital facility?
- -When a patient is flown out, the patient has been stabilized and is on their way out for further
care.
- -Three top plans in other communities that are similar to ours?
Traffic & Patient Flow
- -What % of VVMC patients are residents of Vail & area?
- -What is the % income breakdown of residents vs. non?
- -I'd like to see the TOV order /request directing the helipad to be moved to VVMC property.
- -What will the process be to determine the location of the helipad, including the TOV
involvement and FAA involvement?
-- Pay - patient parking is undersized.
-- Traffic on Meadow Drive is dangerous, especially in summer.
-- Lab /pharmacy /PT and other quick services need to be more accessible.
-- Negotiate improved access points to the hospital campus from the Frontage Rd.
-- Suggest a rooftop helipad.
-- Prefer location of helipad next to 1 -70, across from VVMC (Noise, dust, view) -- Factor in
weather and location for safety of helipad and residents.
-- Minutes matter. Patient transfer time is critical for patients.
-- Traffic off East Meadow - patient, delivery, trash, emergency -- Campus lots of buildings can be
connected under "campus" concept and even off site.
-- Footprint - think big /broaden boundary.
-- Parking underground - buildable space
-- Helipad - off site - West Vail
-- Phasing to keep hospital operational during construction - -How does projected population
growth influence the plan?
- -With this development, will it increase the levels within the hospital (level III trauma, level 11
building) - -TOV must support with better bus stops nearer to entrance.
Schedule & Process
- -Have a working committee and high -level vision for health and wellness.
Town of Vail Page 5
-- Enlarge yellow box, even if it doesn't happen now. Inclusive of Lot 10, Evergreen & Town
municipal site.
- -If you are going to build a tall building, better to build it on municipal site and not block views.
-- Residential noise related to emergency vehicles. Sound barriers, underground ER patient
unload.
-- Concern about helicopter noise /location.
- -Is the Town of Vail helping with planning of the medical campus?
- -What is the economic driver? For VVMC? For TOV?
- -Is the municipal site /building off the table?
- -Have you discussed moving the frontage road?
- -Does the town own the frontage road?
-- Municipal site and hospital site are underutilized.
- -Could municipal site be doc offices?
- -Could municipal site be the E.D? Helipad atop E.D. with tunnel under road for access to the
medical campus?
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 or external factors or
considerations relevant to the Town of Vail and the immediate neighborhood has been
developed. The preliminary list includes:
• 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 VVMC 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 parking
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 community are met.
• Ensure that the mechanical equipment needs of medical center are met on site and seek
to minimize any unintended consequences.
Town of Vail Page 6
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.
Town of Vail Page 7
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: May 13, 2013
SUBJECT: 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 allow
for the construction of additions to the Northeast corner of Wall Street Building,
located at 225 Wall Street, Lots B & C, Block 5C, Vail Village Filing 1, and setting
forth details in regard thereto. (PEC140010)
Applicant: MECO LLP, represented by Suman Architects
Planner: Warren Campbell
SUMMARY
The applicant, MECO LLP, represented by Suman Architects, is requesting the review
of an exterior alteration or modification, pursuant to Section 12 -713-7, 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 denial of the proposed exterior alteration or modification subject to the
findings noted in Section VIII of this memorandum.
II. DESCRIPTION OF REQUEST
The applicant, MECO LLP, represented by Suman Architects, is requesting the review
of a major exterior alteration:
• To facilitate the expansion and reconfiguration of the commercial floor area in
Retail Unit 101 by 40 square feet.
• To increase the size of the entry lobby to the upper floors by 14 square feet.
The applicant, in their written request, elaborates on the reasons for the proposed
changes included in this application. It is stated that there is a loss of retail square
footage created by the proposal and a negative impact created by the column at the
northeast corner which is approximately four (4) feet from the corner of the enclosed
retail space. Additionally, the functionality of the pedestrian way between the new retail
store facade and the column is questioned and identified as a deterrent to pedestrians.
The applicant's written request (Attachments A), the proposed site and architectural
plans (Attachment B), and two memorandums from Jeff Winston, Town of Vail
consultant, (Attachment C) are attached for review.
III. BACKGROUND
The subject property was a part of the original Town of Vail which became effective by
the election of August 23, 1966, and the court order of August 26, 1966.
The existing Wall Street Building was completed in 1968 prior to zoning in Vail. The
property was subsequently zone Commercial Core I District and in 1980 became
subject to the Vail Village Design Considerations of the Vail Village Master Plan which
rendered the structure legally non - conforming in regards to site coverage.
On September 10, 1990, the Planning and Environmental Commission approved a
major exterior alteration was approved to increase the American Ski Exchange
commercial space by 96 square feet. This approval facilitated the reconfiguration of the
entry and a bay window.
On December 16, 1991, the Planning and Environmental Commission approved a major
exterior alteration was approved to increase the Rightfit Sports (currently Jewels of the
West) commercial space by 10 square feet and a second floor office space by 5 square
feet.
On April 12, 1993, the Planning and Environmental Commission approved a major
exterior alteration to add 35 square feet of commercial floor area to the American Ski
Exchange tenant space.
On April 10, 2000, the Planning and Environmental Commission approved a conditional
use permit to eliminate a dwelling unit through the combination of Units 301 and 303.
The result was a decrease in the number of dwelling units on the site from 9 to 8. NO
exterior alterations were proposed.
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.
On April 8, 2013, the Planning and Environmental Commission held a public hearing on
the proposal and tabled it after discussion. The Commission identified a need for a site
Town of Vail Page 2
plan which shows the buildings on the east side of Wall Street to establish context, an
increase in the landscaping on the west elevation of the Wall Street Building, a change
to the first floor commercial infill at the northeast corner to open up site lines into Wall
Street, and the need for a pedestrian easement.
On May 13, 2013, the Planning and Environmental Commission approved the following
with regard to the Wall Street Building.
• 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
840 square feet and the second floor office by 459 square feet.
On August 12, 2014, the Planning and Environmental Commission approved the
following at 227 Wall Street Building (Hong Kong Building) to facilitate the Wall Street
Building's Major Exterior Alteration.
A site coverage variance to expand the footprint of the Wall Street Building by 28
square feet onto the property of the Hong Kong Building, resulting in an increase
in site coverage from 92.3% (1,489 square feet) to 94.1% (1,517 square feet)
(80% permitted). The area on top of the commercial expansion would become
the deck for the residential unit above.
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 -7B 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.
Town of Vail Page 3
VAIL LAND USE PLAN
CHAPTER II — LAND USE PLAN GOALS / POLICIES:
The goals articulated here reflect the desires of the citizenry as expressed through the
series of public meetings that were held throughout the project. A set of initial goals
were developed which were then substantially revised after different types of opinions
were brought out in the second meeting. The goal statements were developed to reflect
a general consensus once the public had had the opportunity to reflect on the concepts
and ideas initially presented. The goal statements were then revised through the review
process with the Task Force, the Planning and Environmental Commission and Town
Council and now represent policy guidelines in the review process for new development
proposals. These goal statements should be used in conjunction with the adopted Land
Use Plan map, in the evaluation of any development proposal.
The goal statements which are reflected in the design of the proposed Plan are as
follows:
1. General Growth/ Development
1.1. Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve both the
visitor and the permanent resident.
1.3. The quality of development should be maintained and upgraded whenever
possible.
1.4. The original theme of the old Village Core should be carried into new
development in the Village Core through continued implementation of the Urban
Design Guide Plan.
1.12. Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
4. Village Core/ Lionshead
4.2. Increased density in the Core areas is acceptable so long as the existing
character of each area is preserved through implementation of the Urban Design
Guide Plan and the Vail Village Master Plan.
4.3. The ambiance of the Village is important to the identity of Vail and should
be preserved. (Scale, alpine character, small town feeling, mountains, natural
settings, intimate size, cosmopolitan feeling, environmental quality.)
5. Residential
5.1. Additional residential growth should continue to occur primarily in existing,
platted areas and as appropriate in new areas where high hazards do not exist.
Town of Vail Page 4
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 esign 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 sf
7,301 sf
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
0 feet
no change
Height
60% less than 33 ft.
100%
no change
40% from 33 ft. to 43 ft.
91%
no change
0% over 43 ft.
9%
no change
Site Coverage
5,840.8 sf
6,092 sf
no change
80%
83.4%
no change
Landscaping
no net loss softscape
132 sf
no change
(0.02 %)
no change
Density (GRFA)
5,840 sf
n/a
no change
Town of Vail Page 5
Density DUs 4 DUs
8 DUs no change
(25 DUs /acre)
Parking 12 DUs
13 required no change
(1.4 /DU)
0 provided
Commercial
0 required no change
*Vail Village Design Plan
VI. SURROUNDING LAND USES AND ZONING
Land Use
Zoning
North: Children's Fountain
No zoning
South: Commercial (Hong Kong Building)
Commercial Core I
East: Mixed Use (Casino Building)
Commercial Core I
West: Mixed Use (Lodge at Vail)
Commercial Core I
VII. REVIEW CRITERIA
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 -713-7,
Exterior Alterations or Modifications, Vail Town Code, as follows:
1. The proposed exterior alteration is in compliance with the purposes of the CC1
district as specified in Section 12 -7B -1, Vail Town Code.
Staff finds that the proposal is not in compliance with the purposes of the CC1 district
since it will not "maintain the unique character of the Vail Village Commercial Area ", will
not provide "adequate light, air, open space, and other amenities appropriate to the
permitted types of buildings and uses ", will negatively influence the "maintenance and
preservation of the tightly clustered arrangements of buildings fronting on
pedestrianways and public greenways" and will negatively influence the "building scale
and architectural qualities that distinguish the Village."
The expansion of commercial floor area would be required to mitigate the employee
generation caused by the expansion. The previously approved expansion of office and
retail resulted in 0.7 employees needing to be mitigated. If this application were
approved mitigation would be required pursuant to Chapter 12 -23, Commercial Linkage,
Vail Town Code.
Staff believes the proposal does not comply with this criterion.
Town of Vail Page 6
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 importantly, this Master Plan shall serve as a guide to the
staff, review boards, and Town Council in analyzing future proposals for
development in Vail Village and in legislating effective ordinances to deal with
such development. Furthermore, the Master Plan provides valuable information
for a wide variety of people and interests. For the citizens and guests of Vail, the
Master Plan provides a clearly stated set of goals and objectives outlining how
the Village will grow in the future."
The Vail Village Master Plan established six goals containing objectives, policies and
action steps. Staff believes the following goals, objectives and policies are applicable to
the this major exterior alteration proposal.
"GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE
PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN
ORDER TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY.
Objective 1.1: Implement a consistent development review process to reinforce the
character of the Village.
Policy 1.1.1: Development and improvement projects approved in the Village
shall be consistent with the goals, objectives, policies and design considerations
as outlined in the Vail Village Master Plan and Urban Design Guide Plan.
Objective 1.2: Encourage the upgrading and redevelopment of residential and
commercial facilities.
Policy 1.2.1: Additional development may be allowed as identified by the Action
Plan and as is consistent with the Vail Village Master Plan and Urban Design
Guide Plan.
Objective 1.4: Recognize the "historic" importance of the architecture, structures,
landmarks, plazas and features in preserving the character of Vail Village.
Town of Vail Page 7
Policy 1.4.1: The historical importance of structures, landmarks, plazas and
other similar features shall be taken into consideration in the development review
process.
Policy 1.4.2: The Town may grant flexibility in the interpretation and
implementation of its regulations and design guidelines to help protect and
maintain the existing character of Vail Village.
Policy 1.4.3: Identification of "historic" importance shall not be used as the sole
means of preventing or prohibiting development in Vail Village.
GOAL #2 TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR -
AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE AND
FOR THE 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 objectives- of the Vail Village Master Plan.
Objective 2.2: Recognize the importance of Vail Village as a mixed use center of
activities for our guests, visitors and residents.
Policy 2.2.1: The design criteria in the Vail Village Urban Design Guide Plan
shall be the primary guiding document to preserve the existing architectural scale
and character of the core area of Vail Village.
Objective 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.
Objective 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.
Town of Vail Page 8
GOAL #3 TO RECOGNIZE AS A TOP PRIOTITY THE ENHANCEMENT OF THE
WALKING EXPERIENCE THROUGHOUT THE VILLAGE
Objective 3.1: Physically improve the existing pedestrian ways by landscaping and
other improvements.
Policy 3.1.1: Private development projects shall incorporate streetscape
improvements (such as paver treatments, landscaping, lighting and seating
areas), along adjacent pedestrian ways.
Policy 3.1.2: Public art and other similar landmark features shall be encouraged
at appropriate locations throughout the Town.
Policy 3.1.3: Flowers, trees, water features, and other landscaping shall be
encouraged throughout the Town in locations adjacent to, or visible from, public
areas."
Chapter 7 of the Vail Village Master Plan identifies ten Vail Village Sub - Areas. Within
each sub -areas concepts are described which are meant to serve as "advisory
guidelines for future land use decisions by the Planning and Environmental
Commission ". The Wall Street Building is located within Sub -Area #3. Sub -Area 3# is
as follows:
VA6v Tai 4W$44
"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
Town of Vail Page 9
area from other portions of the Village. With the exception of embellishing
pedestrian walkways, developing plazas with greenspace, and adding a number
of infill developments, it is a goal of the community to preserve the character of
the Village as it is today.
The core area, with its predominantly Tyrolean architecture; is the site of the
earliest development in Vail. Over time, a need to upgrade and improve
infrastructure such as loading and delivery facilities, drainage, paved surfaces
and other landscape features has become apparent. Many improvements to
public spaces will be addressed as part of an overall streetscape improvement
project. There is also the potential to initiate a number of these improvements in
conjunction with private sector development projects.
Although it is a goal to maintain design continuity in the Village core, there will be
change in the, core area's built environment. This is mostly due to the number of
properties that have not exercised their full development rights. Most notable
among these properties are the Red Lion Building, the Cyranos Building, the
Lodge at Vail, and the Covered Bridge Building. If each of these and other
properties develop to their full potential, there will undoubtedly be a significant
increase in the level of development in the Village core.
The Vail Village Urban Design Guide Plan has been the primary tool in guiding
private development proposals in the core area since 1980. The Guide Plan will
continue to be used in conjunction with the goals and design criteria outlined in
the Vail Village Master Plan. Infill and redevelopment proposals shall be
reviewed for compliance with the design criteria, goals, objectives and policies
established in these respective plans."
The Vail Village Design Considerations 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 previously approved major exterior alteration application for the Wall
Street Building (PEC130009) for compliance with the Vail Village Design
Considerations. One of the primary areas of focus with regard to the previously
submitted and approved application was the northeast corner of the Wall Street Building
and the appropriate configuration and extent of infill that would be in compliance with
the review criteria. The approved design allowed for a 98 square foot increase in the at-
grade retail floor area for Retail Unit 101, while balancing the view and pedestrian ization
concerns of staff and the Commission. Staff has included the previous memorandums
from Jeff Winston (Attachment C).
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:
Town of Vail Page 10
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 commercial expansion of Retail Unit 101, approved in conjunction with the
review of the major exterior alteration in May of 2013, was the result of an identified
need to balance pedestrian circulation, views into Wall Street from Gore Creek
Drive, and an increase in floor area. The approved 4 foot 7 inch opening on the
corner of the building provides for unique views up Wall Street with regard to the
pedestrian experience. Staff continues to believe 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.
The applicant states in their written request that the 4 foot 7 inch gap will not be
inviting and will serve as a deterrent to pedestrians. It is further stated that the
proposed glass facade on the north and east facades of the commercial expansion
to Retail Unit 101 will allow for the pedestrian to visual see up into Wall Street prior
to reaching the intersection and thus will draw people up the street.
Staff disagrees with the applicant's assertion that pedestrians would be deterred as
pedestrians have been witnessed using the gap to access Wall Street when the
previous mock -up was in place as well as the t -shirt rack placed as to create a
narrowing effect in the arcade. Furthermore, while the east and north facades will
be largely glass the walls will present a physical barrier and it is likely that retail
products will be display reducing the transparency up into Wall Street. In conclusion
staff believes the proposed change to the approved design (Attachment D) will
result in the complete loss of a unique architectural element of the structure and the
pedestrian environment of discovery and exploration.
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
Town of Vail Page 11
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'.
There is no change to the approved landscaping which resulted in a 69 square foot
increase in area and the maintenance of a 65 square foot landscape bed along the
east facade of the Wall Street Building.
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 applicant was conditionally required in the previous approval to establish a
pedestrian easement along the east facade to ensure that the outdoor display of
goods would not negatively affect the pedestrian circulation on wall Street.
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:
;4 strong street edge is important for continuity, but perfectly aligned facades
over too long a distance tends to be monotonous. With only a few exceptions in
the Village, slightly irregular facade lines, building jogs, and landscape areas,
give life to the street and visual interest for pedestrian travel."
Staff believes that the proposed infill of the entirety of the at -grade portion of Retail
Unit 101 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.
F. Building Height
The proposed major exterior alteration does not affect building height.
Town of Vail Page 12
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.
As noted in the above considerations the proposal to completely infill the northeast
corner of the structure at -grade will negatively affect pedestrian views and focal
points from Gore Creek Drive into Wall Street.
H. Service and Delivery
The proposed major exterior alteration does not affect service and delivery to the
site.
I. Sun /shade
The proposed major exterior alteration does not affect the sun /shade aspects of the
adjacent buildings and pedestrian ways.
J. Architecture /Landscaping Considerations
The Vail Village Design Considerations identify the importance of many elements of
architecture in creating, establishing, and continuing Vail Village as a special place.
Staff has taken the review by Jeff Winston with regard to this consideration and
included it below. Staff agrees with Jeff Winston's findings and recommends they be
considered by the Design Review Board. Two memorandums from Jeff Winston
have been attached for reference (Attachment D).
3. The proposal does not otherwise negatively alter the character of the
neighborhood.
As stated in the criteria above staff finds the proposed at -grade commercial infill of the
northeast corner proposal will negatively alter the character of the neighborhood.
VIII. RECOMMENDATION
The Community Development Department recommends denial, of this request for an
exterior alteration or modification pursuant to Section 12 -7B -7, Exterior Alterations and
Modifications, Vail Town Code, to allow for the construction of additions to the northeast
corner of the Wall Street Building, located at 225 Wall Street, Lots B & C, Block 5C, Vail
Village Filing 1, and setting forth details in regard thereto. (PEC140010) Staff's
recommendation is based upon the criteria outlined in Section VII of this memorandum
and the evidence and testimony presented.
Town of Vail Page 13
Should the Planning and Environmental Commission choose to deny this exterior
alteration or modification request, the Community Development Department
recommends the Commission pass the following motion:
"The Planning and Environmental Commission denies the applicant's request for
an exterior alteration or modification pursuant to Section 12 -7B -7, Exterior
Alterations and Modifications, Vail Town Code, to allow for the construction of
additions to the northeast corner of Wall Street Building, located at 225 Wall
Street, Lots B & C, Block 5C, Vail Village Filing 1, and setting forth details in
regard thereto. (PEC140010)"
Should the Planning and Environmental Commission choose to deny the exterior
alteration request, the Community Development Department recommends the
Commission makes the following findings:
'Based upon the review of the criteria outlined in Section VII of the Staff
memorandums to the Planning and Environmental Commission dated May 12,
2014, and the evidence and testimony presented, the Planning and
Environmental Commission finds:
That the proposed exterior alteration is not in compliance with the purposes of
the CC1 district as specified in section 12 -7B -1 of the Zoning Regulations,
and
2. That the proposal is not consistent with applicable elements of the Vail
Comprehensive Plan, and
3. That the proposal does otherwise negatively alter the character of the
neighborhood."
IX. ATTACHMENTS
A. Applicant's request for a major exterior alteration
B. Proposed architectural plans
C. Memorandums from Jeff Winston dated March 4 and 26, 2013
D. Approved floor plan for Retail Unit 101
Town of Vail Page 14
April 25, 2014
To: Planning and Environmental Commission
From: MECO, LLP, Bill Hanlon, Managing Partner
RE: Applicant Statement for Modification of North East Corner of Wall Street
Building
This proposal arises out of the plans submitted by Wall Street Commercial, LLC,
and subsequently modified and approved by the Town of Vail for a renovation of
the Wall Street Building (Lazier Arcade). We own Unit 101, and have been
asked to cooperate in the renovation of the larger building by contributing our
interior, deeded space to make the project economically feasible. Contribution of
this kind has not been requested of any other owner in the Association, and there
is no abutting interior area that can be accessed for replacement.
Modifications to the original plans submitted reduced the space designed for
Lazier Arcade Unit 101 by roughly 40 square feet and require the maintenance of
a substantial stone column approximately four feet away from the redesigned
windows and entry. Our application is for the approval of the originally submitted
Space 101 that extends fully to the northeast corner column.
Process
In order for the redeveloper of the Lazier Arcade Building to pursue his proposal
and accomplish a second floor renovation (which he has identified as a principal
reason for the project and substantial benefit thereof), Unit 101 would have to
relinquish approximately 130 square feet (measurement average between
available architectural plans and condominium map) of interior space currently
used as inventory storage. As modified in the Town of Vail review, the
renovation would provide a reshaped first floor space featuring 98 new square
feet of space, obviously a meaningful net loss to Unit 101.
Equally (if not more) problematic, the conditions of the current approval place a
large stone column in front of the most important visual aspect of the revised
space 101. This column would result in a defacto "doorway" of approximately 4
feet in width from one direction, and a visual block from the other exposure.
Basis for Application and Nature of Proposed Use
The pedestrian "way" envisioned in the approved plan is impractical and will not
be successful. A gap of this size is much too small to invite pedestrian traffic
through (being narrower than many interior hallways) and the column will create
both a shadow and a visual barrier to the renovated retail space, which is a
serious problem for any retail operation in Unit 101. While an "arcade" path has
historically served all of the spaces in the building well, the newly envisioned
column is less than half of the existing distance from its building, and frames not
an inviting arcade or through -way, but a stone wall ending the space in under 20
feet.
As the Applicant in this project, operator of the space for more than 46 years, and
owner of the space for the last 3 years, we wish to continue to use the space as
a family friendly retail hat shop and gift location, but to do so in a manner more in
keeping with the new luxury expectations of our guests. We do not believe it is
possible for us to accomplish this with a net loss of retail space and a visual and
traffic barrier placed at our front door.
Design Directives, Traffic and Pedestrian Flow
The 1980 Design Guidelines, which we helped to develop and which we still
support, contemplated truck delivery at the Wall Street and Gore Creek Drive
intersection. Further, when Lazier Arcade was built, auto traffic was permitted
onto Wall Street itself (it was, in fact, the bus station for the town). Following the
extensive renovation of Gore Creek Drive, the Children's Fountain area, and Wall
Street in 2006 -7, delivery trucks no longer block this immediate area, auto traffic
is prohibited, and the pedestrian experience has been altered and improved
substantially. Further, there is a large height differential between the Lazier
Arcade and the Casino Vail building, which eliminates the concern of a single
plane "canyon" effect. Additionally, there is no building at all opposite the Lazier
Arcade to the north, so similarly, no "canyon" effect from the other direction.
Absent a true arcade (that stretches for substantially more than 5 or 6 yards)
inviting passersby to walk in the Lazier Arcade building, there is no draw to walk
through a four foot gap; as such, it will function not as the intended attractive
feature but as a deterrent to pedestrians. These exact types of barriers have
been removed from other locations (i.e. One Willow Bridge commercial space
and the Gore Creek Plaza retail space formerly housing Krismar, now LuLu
Lemon) after retail operations had failed in them. Moreover, the Wall Street /Gore
Creek intersection will be visible and inviting through clear windows proposed on
both elevations at the proposed corner. This application strongly supports
criteria number 15 of the Sub -Area Concepts, "eyesores removed, facade
transparency, entries simplified and oriented to intersection," and does so
with a truly negligible effect on pedestrian flow.
The modification contained in this application does not increase the height or site
coverage of the building from approved plans, nor will it meaningfully change the
density of the Children's Fountain or Wall Street areas from their current
configuration. It does not impose onto the street with any new light or with
shadow, nor does it "choke down" on any viable pedestrian path; it will not (in
keeping with the guidelines) block any view of a mountain, ski slope, stream,
park, sculpture, or architectural focal point (Urban Design Paragraph G).
We are mindful of the Town of Vail goals related to preservation of unique
architecture, a distinct atmosphere signifying Vail's history and values, and in
particular an exceptional pedestrian experience along Gore Creek Drive. As long
term residents and business people, we agree completely that an inviting
commercial core is critical to our long term success both individually and as a
town. However, we are also aware that progress is desirable, and that ongoing
improvement is required to meet heightened and refined guest expectations. We
believe that this proposal is a reasonable and creative alternative in keeping with
both the letter and spirit of the Town of Vail code.
The goal of our application is not to make our individual unit bigger; we are
entirely prepared to continue to operate on our current basis and space. The
point of this application is to help Unit 101 cooperate in a broader effort to make
the entire condominium building, and by extension our immediate neighborhood,
better. We sincerely appreciate your time and attention to our application.
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
EXISTING NORTHEAST VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
DRB APPROVED NORTHEAST VIEW
2
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
m
PROPOSED NORTHEAST VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
EXISTING NORTHEAST CORNER VIEW
3
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
DRB APPROVED NORTHEAST CORNER VIEW
0
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
PROPOSED NORTHEAST CORNER VIEW
m
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
EXISTING BUILDING ENTRY VIEW
5
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
DRB APPROVED BUILDING ENTRY VIEW
n
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
PROPOSED BUILDING ENTRY VIEW
.•
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building 7
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
EXISTING EAST VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
DRB APPROVED EAST VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
•
PROPOSED EAST VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
EXISTING SOUTHEAST VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
DRB APPROVED SOUTHEAST VIEW
W
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
ME
M _ II ��
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
i•
PROPOSED SOUTHEAST VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
EXISTING SOUTHEAST RETAIL VIEW
It
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
DRB APPROVED SOUTHEAST RETAIL VIEW
12
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
PROPOSED SOUTHEAST RETAIL VIEW
Im
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
I
nill",
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
13
EXISTING NORTH VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
lI:-i
PROPOSED NORTH VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
.•
PROPOSED NORTH VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
15
EXISTING NORTHWEST VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
DRB APPROVED NORTHWEST VIEW
Ir.
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
SUMAN
d NCNI'rrcis
4.14.14
Wall Street Building
SCHEMATIC DESIGN - PEC EXTERIOR MODIFICATION REVIEW
.•
PROPOSED NORTHWEST VIEW
141 East Meadow Drive, Suite 211 Vail, CO 81657 970.471.6122
WALL
STREET BUILDING
LOT 1, BLOCK 5 -C, VAIL VILLAGE FIRST FILING, VAIL COLORADO 81657
MATERIAL SYMBOLS:
ABBREVIATIONS:
GENERAL NOTES:
DRAWING
AO.O
INDEX: GENERAL
COVER
--
DRAWING
INDEX: ARCHITECTURAL
A0.1
X2.0
ARCHITECTURAL SITE PLAN
EXISTING BASEMENT LEVEL PLAN
A1.0
EXISTING FIRST FLOOR PLAN
EXISTING SECOND FLOOR PLAN
EXISTING THIRD FLOO PLAN
BASEMENT IMO PLAN
AS
FIRST FLOOR DEMO PLAN
I—
(v-S
A-
A1.3
SECOND FLOOR DEMO PLAN
THIRD FLOOR DEMO PLAN
C , - „aG
—
3
X3.1
PROPOSED FIRST FLOOR PLAN
PROPOSED SECOND FLOOR PLAN
PROPOSED THIRD FLOOR PLAN
EXISTING EAST ELEVATION
_
X3.2
X3.3
EXISTING NORTH AND SOUTH ELEVATIONS
EXISTING WEST ELEVATION
A3.1
A
A3.3
PROPOSED EAST ELEVATION
PROPOSED NORTH AND SOUTH ELEVATIONS
PR DPOSED WEST ELEVATION
_
m
M.1
E2.1
BUILDING SECTIONS
PROPOSED RETAIL LIGHTING PLAN
ro
�
i
� O
cc
y3
PROJECT SUMMARY:
o
ray
COPY RIGHT RESERVATION
--
DE
°
a
i
o
00 E = ao =o cc W
CA
DEED
3
4
I
I
I
I
I
I .A0.1
z
0
�m
me
Wa
IT 1 c m
F. F
U)
J
A
3
BASEMENT
BASEMENT DEMO PLAN
A1.0
-------------- -------
IT I'll TV
------ ------
------ ------
-----
- ------
- - - - - - - - - - - - - L
F-1
4 --------------
--------------
El
FIRST FLOOR DEMO PLAN
z
N
@ullll�
i
cc
i- 1
W a
LLI�RROOa
c a
/� SECOND FLOOR DEMO PLAN
A1.2
____ _ ___ ____ -_
r ___ --------- r ___ _
I L-___
cc
� I W
I I Fa
CA3
� J
A
THIRD FLOOR DEMO PLAN
A1.3
i��
0
a �� uwo'.0
�a,a a r;
.. �'`
��
I
I
I o
o � .,G, aw.
F�� �r
IF
sou. II ., .._ anmewi
IM
I I Pi 11 CC
oFFwE
worv.., o
o
Fa
0 o y3
J
J
k..ua.
PROPOSED SECOND FLOOR PLAN
U
------------------ --------------- ------------ �M
cc
mo
I I Fa
y3
a
PROPOSED THIRD FLOOR PLAN
U
o
o
0 ��
0
❑ ❑ ❑ ❑❑ 0
0 0�
0
❑
I
f
❑ �� 00
-
F==-]0 Ba Ea-
-FI 0
- -- --
y..
❑�,
LU0 -
a
❑"
o +r
� °
E: E
®�. �
El
o
�.
cc a
o
CA
01
PROPOSED EAST ELEVATION
El
All
Wa
3:
]A3.3
El
El
Wa
3:
]A3.3
... -� rte...
m
n SECTION @ UNITS 305 & 306
Wa
W�
cc
Fa
a
y3
J
o m
J
❑ SECTION @ UNITS 301 & 302
A4.1
K5 - ❑ l �r
------------ --
� o
ELECTRICAL KEY:
GENERAL ELECTRICAL NOTES:
o �
%1 FIRST FLOOR POWER PLAN
�,. W
LU
ca
U) 3
J
J
a
�oo� s oo�ot
0 0
:. °E2..1.
ELECTRICAL KEY:
GENERAL ELECTRICAL NOTES:
o �
%1 FIRST FLOOR POWER PLAN
�,. W
LU
ca
U) 3
J
J
a
�oo� s oo�ot
0 0
:. °E2..1.
-02 34
GE, ,46
N, ss�-s
zx
SEE
61 111,
51 3E-E
E-11IDE
GIN.
ED I III �NIDMENI,�MIFEI
DIPLI WNG k I
III LODGE APARIMENI
,DND.G N 0
---------------
—29 4� E I.G ------------
F F
17-1
1� 31
3 2 7 1
L.D.E NE-3 �2
,FL 'LLOGE AN AEI LNG INE,
"I L NO
0-
III IF 44
4� 1�
IPES,AL. WmAR aANN DEER
A-LEGLEDIVIDION OF
LIT I I FALL 01 111
.I.
VlLCVIL'LAGCE LIPS' FILING
TOPOGRAPHIC SURVEY
LOTS I & I, BLOCK E C
VAIL VILLAGE FIRST FILING
TOWN OF VAIL
EAGLE COUNTY, COLORADO
F__ IFB N., 1111
z
�m
me
Wa
W'.
cc
Fa
U)
J
3
EXISTING BASEMENT PLAN
X2.0
1
S 1 1 °0700' 49.79 Z_ S 11 °07'00 'E 51.24' 1 _ -- - - /
------------ - ----
F�
HH
I� F-1
i
i
i
=i
I
1
1�
1�
i
u
E o
,\
❑1 IT — I � z
0
-- � me
W�
IT
o o
IT a
F a
� y3
------- - - - - -- i a
3
u
1:1 El
/�) EXISTING FIRST FLOOR PLAN
;4X2.1
-_ -_ -_ -_ - - ---- - - -_ ---
_
❑i ❑ LL i Fo
o
o c„
CA3
3
�- -- - - - - - -- - - - -- - - - - -- - - - - -- - - - - --
EXISTING SECOND FLOOR PLAN
X2.2
-_ -_ -_ -_
--------------------------------------------------- -
Z
-- -- - - - - -- -- - - - -- - - - -- - - -- J
°
m
Wa
° c„
�° a
EXISTING THIRD FLOOR PLAN
41
X2.3
II
FETE-11 00
00 00 ❑
0
M
m
I IT
o
W
° 0
a
W'.
EL
Fa
L
y3
J
J
EXISTINGNORTH ELEVATION
a
�2
a
Z
3
A
me
LLH
LLI'.
Fa
cc
U)
A
A
49
3:
X3.3
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
aflII VllIage Vlasteir IIII')IIIIaiiin
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.
afiullll Vlllage Uufrllllsain Ilil esfiugffrml Guide IIII')Illlafin
Urban Design Considerations
1. Pedestrian ization
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
PIANINIING / D F SIGI'J C0 M MlJINICAf40N`> MAI`JA(:a1MI.I'vI_f. / fFC;IiN010tov`
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 fagade 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 :jtwinston: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 fagade. This is inconsistent with several of the
guidelines:
• The upper floors should be predominantly solid (building wall),
punctured by windows.
• Avoid extensive horizontal repetition
• Avoid long continuous glass areas
Macintosh HD: Users :jtwinston: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.
fiiiiscussiiii iiin
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 :jtwinston: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:
if
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.
(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
PL AICININ(:a / DI5IGN / CtoIVIIVIL.1NIC;AIIC)NS / V1ANAE`,INIIINI / II:C:;IIICIC)L0Ca`(
Wall Street Building Design Review Memorandum 2
March 28, 2013
Page 2
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.
4. 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.)
11
An approach more consistent with the guidelines
would be: smaller windows inserted into a solid
wC71ll (e.g. wider horizontal stucco beam, wider
columns, solid wall between banks of windows, taller wall beneath the windows
windows could even be bay windows for interest.)
(The
\ I
�n 1
V>
w11 T"T'!f '"1 W Vd
1..,,�...�. "VII,` I "I. ..w
i hPdV P w w h1 "I if 01':�'.bd
Iv� dVP 1AV ............................. ....r"..."..........,.."...""7. .,....,
On
n
u V �
0
]� � H
I ° ° ;
" ". WW
El
D `ca
aax F a
° wu IF
I «ax I= r ,w 3
'� ; � III
i- - - -- - - -- ,
- --
°
3
- -- -I- -�- _� - -- --
�_ _ PROPOSED FIRST FLOOR PLAN
_ U hRE N
MMMU
t PND;nC "AI "I...
A21
f?estc)ur(,."]nt/Bar/Pi77a
Dear Planning and Environmental Commissioners:
Based on my years of working on Wall Street, I think that the proposed bUilding
improvements will be a benefit to the streetscape, and l don't think that
pedestrians will be Point off by the enCIOSUre of the arc de at the north east corner,
I think that the changes will be an improvement to the area generally, and to Wall
Street in parfiWlar, and ask YOU to support the application.
Sincerely,
John Brennen
Bridge Street Restaurant Association
d/b/a Vendetta's
291 B,ridge Street M,:M, Cc)brado 816'57 970/476-507'0
111 • .11 + c, 1=M1
TO: Planning and Environmental Commission and Design Review Board
FROM: Community Development Department
DATE: May 12, 2014
SUBJECT: A request for a work session to update the Planning and Environmental
Commission on the progress of the Vail Village Character Area Preservation
project, an initiative to examine the Town's current regulations, design standards
and guidelines applicable to Vail Village to determine whether they are sufficient
to ensure the special character of Vail Village is not just maintained but also
enhanced.
Applicant: Town of Vail, represented by Braun Associates, Inc.
Planner: Warren Campbell
SUMMARY
The purpose of this work session is to update the Planning and Environmental
Commission on the progress of the Vail Village Character Area Preservation project.
The Vail Village Character Area Preservation project is reviewing the Vail Village Master
Plan and Vail Village Urban Design Guide Plan to address the adopted problem
statement. The following problem statement was developed in conjunction with the Vail
Town Council and is intended to guide the process, discussion and outcomes.
As buildings in the Village continue to redevelop or as other changes occur
to the physical features of Vail Village, are the Town's current regulations,
design standards and guidelines sufficient to ensure that the special
character of Vail Village is not just maintained but also enhanced.
This update will set the stage for a public hearing on June 9, 2014, where a
recommendation to the Vail Town Council will be sought on proposed
alternatives /solutions to address identified topics which need to be potentially
amendments in order to improve the existing development review process and further
the overall design goals for the Village. Staff and the consultant will present
amendment alternatives for the topics identified at the March 11, 2013 public hearing
on June 9, 2014.
Staff has provided links to the Vail Village Master Plan and the Vail Village Urban
Design Guide Plan.
II. BACKGROUND
On February 18, 2009, the Vail Town Council adopted Resolution No. 23, Series of
2008, a resolution that provided for certain updates to the Vail Village Master Plan. One
of the more significant updates to the plan was the addition of an objective recognizing
the "historic" importance of architecture, structures, landmarks, plazas and features with
the goal of preserving the existing character of Vail Village. In addition, one new policy
statement was added to the plan to further the newly stated objective. The policy
statement was developed to guide the Town's decision - making in achieving each of the
stated objectives, whether it be through the review of private sector development
proposals or in implementing capital improvement projects. Finally, action steps were
suggested as immediate follow -up actions necessary to implement the goals of this
Plan.
To that end, the Vail Village Master Plan was updated to include the following language:
GOAL #1 ENCOURAGE HIGH QUALITY, REDEVELOPMENT WHILE
PRESERVING UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN
ORDER TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY.
1.4 Objective: (in part)
Recognize the "historic" importance of the architecture, structures,
landmarks, plazas and features in preserving the character of Vail Village.
1.4.1 Policy:
The historical importance of
other similar features shall
development review process.
structures, landmarks, plazas and
e taken into consideration in the
1.4.2 Policy:
The town should grant flexibility in the interpretation and
implementation of its regulations and design guidelines to help
protect and maintain the existing character of Vail Village.
1.4.3 Policy:
Identification of "historic" importance shall not be used as the sole
means of preventing or prohibiting development in Vail Village.
GOAL #1 Action Steps: (in part)
6. Compile a list and develop a map identifying the location of potential
structures, landmarks, plazas and other similar features that may be of
historical importance.
On October 18, 2011 the Vail Town Council discussed Vail Village Historic Preservation
and Landmark Designation. As a part of the discussion information was provided on
Town of Vail Page 2
historic preservation, preservation programs, creation of historic districts, common
property owner concerns regarding historic designation, possible benefits of a historic
district, etc. At the public hearing the Vail town Council was asked to respond to the
following question:
Should Town staff pursue a public process with the community to discuss
preserving and protecting historic structures and landmarks in Vail Village
and implementing any regulatory tools that may be necessary to carry out
the Town's development objectives?
The Vail Town Council directed staff to pursue an initiative to preserve and protect
historic structures and landmarks in Vail Village.
On November 20, 2012 the Vail Town Council was introduced to the Vail Village
Character Study that staff and Tom Braun of Braun and Associates was beginning. At
the hearing The Vail Town Council was asked to affirm "The Question at Hand"
(question provide under summary section of this memorandum). The Vail Town Council
affirmed the direction that the project would take and the question it would seek to
answer.
On February 7, 2013 several focus group sessions were conducted to obtain input and
feedback on the initiative. Staff and the consultant have placed the comments heard
from the focus groups into the following categories:
Near Unanimous Consensus
The character of the Village is important to Vail's identity, it sets Vail apart,
makes Vail unique. It is important to maintain this, to hold onto, reinforce the
original vision for the Village.
The Village is great, by and large the regulations /guidelines we have in place are
working, with only a very few exceptions the new buildings have
added /strengthened /reinforced the Village's character
The Village core is distinct from the rest of the Village, "character' is strongest in
this area.
Some variation to the literal interpretation of the "Swiss Alpine village" is OK, not
all buildings will be perfect and not all buildings need to be, an anomaly here and
there is OK.
With regard to buildings, maintaining existing scale of the Village core is critically.
There is no one single building in the Village that would rise to "landmark status"
rather it is the scale of buildings, the views, the plazas and public spaces, the
pedestrian flow, dining decks are what set the Village apart.
Town of Vail Page 3
Iconic improvements — Covered Bridge. The Clock Tower (albeit no clear
consensus as to whether the existing clock tower is worthy of preservation or
whether having a clock tower in this location is important)
Guidelines may need a refinement here or there, but no major overhaul of
system is needed.
General sense of what is most important —
1. Building scale
2. Public spaces /pedestrian flow /vitality and street life
3. Quality of design /construction /materials
4. Architecture
Widely Held Consensus
Some modest degree of additional height in Core might be acceptable (to
address floor to ceiling "expectations" of guests)
Greater building scale is acceptable outside of the Core (within reason)
Design controls (UDGP) to further reinforce the Village's establish character
should be expanded to area outside of the Core (East Village, Meadow Drive)
Street life, vitality, activity ... specifically outdoor dining decks are critical to the
character of the Village.
Some Degree of Consensus
The most important change needed to design guidelines for the Village is to allow
for /encourage the use of high quality materials (code talk for materials other than
stucco).
Guidelines need to encourage creativity /broader expression (while still respecting
"alpine" character)
More flexibility is needed with regard to window treatments (don't mandate
divided panes, allow for larger glass).
Need to resolve conflict in Guidelines that require landscaping that blocks
visibility of store fronts.
Other Pertinent Comments
When do you stop using increased levels of development as an incentive for
redevelopment?
The physical area of "the Village" is considered to extend from Vail Road to Vail
Valley Drive, maybe to Manor Vail.
Water is very important — both Gore Creek and the water features in the Village.
Town of Vail Page 4
Every site /building is unique, has its own characteristics /considerations that will
influence review process.
Mechanical — needs to be requirement to screen.
What to do with non - conforming buildings — how will they ever have motivation to
re- develop? Lodge at Vail, Sitzmark, etc.
On February 11, 2013, the Planning and Environmental Commission was introduced to
the project and the desired outcomes upon completion.
On March 11, 2013, the Planning and Environmental Commission held a work session
to begin discussion on elements of the Vail Village Master Plan, Vail Village Urban
Design Guide Plan, and the Vail Village Design Considerations which may need to be
reexamined to address the project's problem statement. The reults from this hearing
are attached (Attachment C).
The five following topical areas of the Vail Village Master Plan and Vail Village
Urban Design Guide were discussed. The topical areas were developed through
the focus group participation, staff's, and consultant's experience and
observations. The five topics area were as follows:
Architectural Character — Vail Village was "originally conceived as a mountain
resort in the pattern of a quaint European alpine Village. Do the Town's
guidelines further this goal, what types of architectural expression, use of
materials, etc. may be appropriate while still holding true to this vision?
• The Urban Design Guide Plan and Design and Design Considerations — Where
do these guidelines currently apply, where should they apply?
Future re- development potential of properties that currently exceed allowable
height, GRFA, etc. — A number of properties in VV that currently exceed zoning
standards are considered potential candidates for redevelopment. Historically,
properties in Vail have increased in size when re- developed. How can Town
encourage re- development while at same time maintain the scale of buildings in
the Village?
• Landmark Designation —Are there improvements in the Village that warrant
designation of "landmark" status?
Specific Elements of Urban Design Guide Plan and Design Considerations —
Eleven specific elements of the UDGP have been identified that may warrant
refinement/clarification.
On April 1, 2014, the Vail Town Council received and update on the progress of the
project and directed staff to move forward and complete Phase 1 of the project.
Town of Vail Page 5
III. RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission listens to the applicant's presentation, asks questions, and
provides feedback.
IV. ATTACHMENTS
A. Vail Village Master Plan
B. Vail Villa e Urban Desiqn Guide Plan
C. PEC Hearing results March 11, 2013
Town of Vail Page 6
TOWN OF VAR' PLANNING AND ENVIRONMENTAL COMMISSION
March 11, 2013 at 1:00pm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Bill Pierce Pam Hopkins
Henry Pratt
Luke Cartin
Michael Kurz
Susan Bird
John Rediker
2. A request for a work session to discuss the Vail Village Character Study, an initiative to examine
the Town's current regulations, design standards and guidelines applicable to Vail Village to
determine whether they are sufficient to ensure the special character of Vail Village is not just
maintained but also enhanced.
Applicant: Town of Vail, represented by Braun Associates, Inc.
Planner: Warren Campbell
Warren Campbell gave a presentation focused on the steps taken thus far on the project and the
goals of public hearing.
Tom Braun gave a presentation per a power point. He spoke to each slide's topic with the goal
of obtaining feedback from the Commission.
Landmarks:
Tom Braun spoke to what the focus groups identified as landmarks. The groups identified the
Covered Bridge, the Gorsuch Clock Tower, public plaza spaces, and pedestrian streets. The
power point included several questions about the current ownership and protection of the public
spaces and plaza.
Commissioner Kurz spoke to the previous applications for development on the south side of the
Village parking structure and the Gorsuch clock tower redevelopment proposal. He questioned
whether landmark status should be applied to the identified features as they may not be
timeless. He believes the curve in the street, layout of the town, and the environment around the
town is timeless. Roof forms will change; architecture will change through redevelopment, etc.
He spoke to the interpretation that occurs when evaluating compliance with the Vail Village
Urban Design Guidelines.
Commissioner Pierce spoke to the Wildflower (Elway's) walkway between the Lodge at Vail and
the Wall Street Building. He spoke to the benefits if the west side of the Wall Street Building
were to open up onto the existing walkway. He added that Meadow Drive has become too wide.
Commissioner Cartin spoke to the fact that as the town continues to develop a four season
economy there is needed improvement on the incorporation of landscaping throughout the
Village. He recognized landscaping will need to take into account cyclist flow and special events
such as farmers market. The existing landscaping seems piecemeal.
Page 1
Commissioner Pierce believes there is a need to create a logical comprehensive plan for
landscaping including trees in the Village. There needs to be a compromise to balance the
location of trees and retail store fronts.
Commissioner Bird stated that she felt that the Vail Interfaith Chapel should be considered a
landmark and worth preserving.
Commissioner Cartin spoke to the Vail Rowhouses which allows for a difference in development
style and interest in the Village.
Gorsuch clock tower:
Tom Braun spoke to the discussion around the clock tower. Is the tower itself important or the
architecture of the tower that is important?
Commissioner Bird spoke to Jeff Winston's presentation and his highlighting of the importance of
stucco.
Commissioner Pratt spoke to the clock tower not being of architectural interest, but it is the
location of the tower at the intersection at the center of town. Some significant vertical element
needs to be there and represents Vail. It should not be all glass and stone. He suggested the
tower needs to be taller in the future.
Commissioner Cartin spoke to the tower's simplicity as being what is special
Jim Lamont, Vail Village Homeowners, suggested going to Google to find images of Vail to see
what the world thinks is special about Vail. He felt it would be a barometer of what others think is
special. He added that we locals get tired of things and want to see change, but it is the
consumer /guest that tells us what we need to provide. Currently, the Latin culture is coming to
Vail. As we are considering changes maybe we should focus on Barcelona verses Zermat. He
added that we are struggling to recognize that Vail is a city. The market and the human soul are
saying the Village is not broken, and there is no need to make significant changes. He spoke to
the need to evaluate any proposal and change with regard to the ability to park the proposal. He
feels that the clock tower is important and how it gets remade is a very important issue and how
do you keep the corridors open around the Village in order to view the clock tower. He looks at
landmarks more so as the bus stop with the children's art, the berm on the south side of the
Village Parking structure, Children's Fountain, etc.
Commissioner Kurz stated that he is aware Vail is a city, but he believes this task is an
examination of how to keep a unique Village core protected. He spoke to the plaza east of
Campo DiFiori and the ability to redesign and redevelop the plaza to continue the character of
the Village core onto Meadow Drive.
Commissioner Rediker spoke to his belief that the simplicity of the clock tower is what is special.
He spoke to a concern about going to far in the imposition of the requirement for a tower on a
specific property.
Commissioner Bird spoke to other communities which regulate architectural design and features.
Vail Village Urban Design Guide Plan (UDGP) Applicability:
Tom Braun spoke to the current applicability of the UDGP. He added that the focus groups
spoke to the expansion of the UDGP to the greater Village.
Page 2
Commissioner Kurz spoke to the successes of the Austria Haus and Sonnenalp redevelopments
and the benefits of expanding the UDGP application.
Commissioner Pratt spoke to a need to expand the UDGP east to include Manor Vail. He spoke
to how the implementation of the UDGP, or version thereof, would help to tie it all together.
Commissioner Pierce spoke to conversations on how to improve the pedestrian experience from
the Village to Ford Park. It was suggested that tying the Village to Golden Peak to a greater
degree. Can there be a retail link created? Is there an ability to expand our retail shopping
experience? Include an art walk?
Jim Lamont spoke to the conversation in conjunction with Ever Vail about how to connect
Lionshead to Ever Vail along West Lionshead Circle through the incorporation of retail. The
discussion focused on making the pedestrian experience more interesting verse the sterility that
is currently present. The area to the east of the Village core is missing pedestrianization to make
it feel like a part of the Village core.
Non - conforming properties:
Tom Braun identified several properties which exceed their development allowance (height, site
coverage). How do these properties redevelop? Should incentives be provided to encourage
redevelopment?
Commissioner Pierce gave an example of Villa Valhalla being over on number of dwelling units
but having remaining Gross Residential Floor Area that they cannot use because of the non-
conformity.
Commissioner Kurz spoke to changing demographics and future property owners wanting
dwelling units to be larger to accommodate families.
Jim Lamont spoke to what he heard in the focus groups. He heard the buildings will tend to be
rehabilitated verses complete redevelopment. At what point do we limit the number of dwelling
units and eliminate the ability to live for a day, week, month, or permanently in the Village.
Commissioner Pratt stated that he felt redevelopment incentives over the last ten years have
been handled poorly. There are many projects which are too tall. Height is key in the Village.
He suggested potentially relaxing the 60/40 roof height split. The limited availability of properties
will cause values to increase to allow for redevelopment.
Michael Kurz suggested that the taller the building is permitted that there may be increased
architectural detailing requirements.
Commissioner Pierce spoke to his ideas on how buildings might redevelop. He spoke to the fact
that each property has an individual and unique circumstances which might need to be
addressed.
Commissioner Cartin spoke to a need to control the hop scotching of development which has
resulted in each subsequent project being larger than the previous. He used height as an
example. Development seems to want an extra floor if the buildings adjacent are of a certain
height.
Page 3
There was conversation by the Commissioners generally agreeing to allow existing development
to maintain what they have if they are already in excess.
Architectural Character:
Tom Braun spoke to the comments heard from the focus groups.
Commissioner Pierce spoke to the Pepi's Sports wing which is new and in contrast with the hotel
as being appropriate. He spoke to the spaces between buildings which are special not
necessarily the architecture.
Commissioner Kurz spoke to the great architecture of the Bell Tower Building and the Gasthof
Gramshammer as being special, but there are other expressions of alpine architecture which
may be appropriate.
Commissioner Pratt departed at 2:48 pm.
Jim Lamont spoke to have buildings which all looked like the Bell Tower Building would be too
much. He agrees that some diversity is appropriate.
Commissioner Kurz spoke to a blend of Austria Haus, Sonnenalp, Bell Tower Building, as being
appropriate with regard to architecture.
Commissioner Kurz stated that if a building were to be big in the Village the Ritz - Carlton is an
example of how to do big and beautiful. He added that rooflines and materials would be a good
place to begin in defining the character.
Commissioner Pierce spoke to his interactions with retailers and their thoughts around the need
for windows and doors.
Commissioner Cartin spoke to his disbelieve that planters and some landscaping prevent
patrons from entering restaurants and retail.
Retail storefront:
Jim Lamont spoke to the European direction of store fronts, which is larger panes of glass and
reduced divisions (mullions).
Commissioner Cartin spoke to the variety of the window types being appropriate but the need for
retailers to display goods in an attractive manner is important as well.
Commissioner Pierce spoke to the use of glass types which significantly reduces reflectance to
allow for pedestrians to see in. There needs to be detailing of handles, etc.
Tom Braun stated that maybe a building needs to be reviewed in whole with regard to store
fronts. Allowing for differing windows in various tenant spaces based upon the compilation of the
whole.
Commissioner Pierce spoke to the need to balance landscaping with retail store fronts.
Jim Lamont spoke to a need to find 4 to 5 locations where specimen trees could be installed so
as to get the canopy up above the retail storefront level.
Page 4
Commissioners Pierce and Kurz spoke to a need to look at Meadow Drive and to reevaluate the
ability for buses to pass each other along the extent of the road. This causes an expanse of
pavers that may not be desirable.
Building height and sun /shade
Commissioner Pierce spoke to the need to provide height to accommodate floor plates of
approximately 11 feet. Retail floor levels should be between 12 and 14 feet.
Jim Lamont suggested using 3D modeling tools to examine the Village if height were to be
increased.
Commissioner Pierce inquired as to how the sun /shade analysis is used. If a project complies
with height what comment is there regarding sun /shade? Are we going to tell someone no?
Page 5
Vail Village Character Study AWB RA L I N
TOWN OF VAID
Vail Village Character Study AWB RA L I N
TOWN OF VAID
Vail Village Character Study AWB RA L I N
TOWN OF VAID
VAIL VILLAGE
Vail Village Character Study AWB RA L I N
TOWN OF VAID
..... to identify aspects of the physical character of the
Village and to assure as far as possible ffiat fu tu re
changes will be consistent w[th the established
Vail Village Urban Design Guide Plan 1980
Vail Village Character Study B RA I
TOWN OF VAID �
GOLDEN PEAK HOUSE/BRIDGE STREET LODGE
KIANDRA LODGE/ONE WILLOW PLACE
Vail Village Character Study AWB RA L I N
TOWN OF VAID
PEPPS
MILL CREEK COURT BUILDING
Vail Village Character Study AWB RA L I N
TOWN OF VAID
GORE CREEK DRIVE
BELL TOWER BUILDING
Vail Village Character Study AWB RA L I N
TOWN OF VAID
THE QUESTION AT HAND
As buildings in the Village continue to re-
develop or other changes occur in the Village,
are the Town's current regulations, design
standards and guidelines sufficient to ensure
that the special character of Vail Village is not
just maintained but also enhanced?
Vail Village Character Study B RA I
TOWN OF VAID �
Catalyst for Project
Vail Village Master Plan
Goal #1
Encourage high quality redevelopment while preserving the architectural scale
of the Village in order to sustain its sense of community and identity.
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 shall grant flexibility in the interpretation and implementation of its
regulations and guidelines to help protect and maintain the existing character of
the Vail Village
Policy 1.4.3
Identification of "historic" importance shall not be used as the sole means of
preventing or prohibiting development in Vail Village.
Vail Village Character Study B Kt" L I
TOWN OF VAID �
PROJECT GOALS /OBJECTIVES
• Identify buildings, structures, landmarks, plazas and
other features that define or contribute to the
character of Vail Village.
• Re- evaluate regulatory tools with respect to how they
can preserve the unique architectural scale of Vail
Village in order to sustain its sense of place.
• Assess potential refinements to regulatory tools and
potential alternatives to regulatory tools
• Determine strategy /steps for implementation
Vail Village Character Study B Kt" L I
TOWN OF VAID �
PROJECT OUTCOME
• Define the features that contribute to the character of Vail
Village
• Answer the question —
Are the Town's current regulations, design standards and
guidelines sufficient to ensure that the special character of
Vail Village is not just maintained but also enhanced?
• If the answer is "yes ", the project is complete.
• If the answer is "no ", we will have defined through the course
of this initial phase of work a strategy /work program for specific
amendments to the Town review process. A second phase of
work will then be initiated to implement these amendments.
Vail Village Character Study B Kt" L I
TOWN OF VAID �
APPROACH TO PROJECT
Step 1
Identify buildings, structures, landmarks, plazas and other
features that define or contribute to the Village's character.
Ste 2 -
Evaluate current regulatory tools with respect to their
effectiveness in preserving the Village's character.
Step 3 -
Review urban design /character preservation programs in other
comparable communities.
Step 4 - to h
Identify potential refinements /alternatives to existing guidelines,
development standards and review procedures.
Step 5 — to h
Define a specific strategy /work program for implementation (if
any) of new and /or refined guidelines.
Vail Village Character Study B Kt" L I
TOWN OF VAID �
APPROACH TO PROJECT
Ste 1- dill
Identify buildings, structures, landmarks, plazas and
other features that define or contribute to the Village's
character.
ekdsb dng ddd dill 'iians
dill ddddddd Midi af eklstkng ddd dddd r
Vail Village Character Study B RA I
TOWN OF VAID �
THE BUILDINGS
Vail Village Character Study AWB RA L I N
TOWN OF VAID
PLACES AND SPACES
Vail Village Character Study
TOWN OF�DAIC` "'
PLACES AND SPACES
Vail Village Character Study AWB RA L I N
TOWN OF VAID
STREETS AND CORRIDORS
Vail Village Character Study
TOWN OF UAIC` �
VIEWS
Vail Village Character Study AWB RA L I N
TOWN OF VAID
WINDOWS AND DOORS
Vail Village Character Study AWB Kt" A L I N
TOWN OF VAID
DETAILING
Ow
fqq
Vail Village Character Study AWB RA L I N
TOWN OF VAID
Ste 1 - iiii.
Identify buildings, structures, landmarks, plazas and
other features that define or contribute to the Village's
character.
iii giii M 'iiii iii iii i
r
t a iii 'i iiits
i ire a "I gLiardtnew gLiaii �y, ind owners, iii
iii iii , 'iiii ilia iii iiii iii iii
iiri a iii ii ri ien ts genei iii i iii
Vail Village Character Study B RA I
TOWN OF VAID �
Ste 1 -
Identify buildings, structures, landmarks, plazas and
other features that define or contribute to the Village's
character.
Vail Village Character Study B RA I
TOWN OF VAID �
Ste 1 -
Identify buildings, structures, landmarks, plazas and
other features that define or contribute to the Village's
character.
Ste 2 - IIII.
Evaluate current regulatory tools with respect to their
effectiveness in preserving the Village's character.
IIII iii 'iiii
iii iii iiii iii IIII
iii ,iii iiii iii IIII , IIII iii ,
tql-.)IIIcs far IIII IIII 'a
ii iii iii
n d a i1
iii 'IIII
b LI 'liii ng sti q iiii iii
iii IIII iii irac teir
IIIIi ii iii
Ilf ° �� IIII iii Iii
Ilf �� iii iii viii iii III iii IIII Iii
h&i a�tdabans
i
Sun/§hade
IIIaviii
Vail Village Character Study B RA I
TOWN OF VAID �� ��
Sa v a e, ����"�ew Mekto
Vail Village Character Study AWB RA L I N
TOWN OF VAID
Vail Village Character Study AWB RA L I N
TOWN OF VAID
Step 5
Define next steps /potential strategy for implementation
(if any) of new or refined guidelines.
Vail Village Character Study B RA I
TOWN OF VAID �
Next Steps
iii
iiii
Vail Village Character Study B RA I
TOWN OF VAID �
Vail Village Character Study AWB RA L I N
TOWN OF VAID
Ad Name: 10134066A
Customer: TOWN OF VAIL /PLAN DEPT /COMM
Your account number is- 1 OP2P 33
Vaff Daily
PROOF OF PUBLICATION
STATE OF COLORADO I
Iss.
COUNTY OF EAGLE I
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 4/25/2014 and
that the last publication of said notice was dated 4/25/2014 in
the issue of said newspaper.
In witness whereof, I have here unto set my hand this day,
05/02/2014.
General Manager/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 05/02/2014.
Pamela J. Schultz, Notary Public
My Commission expires: November 1, 2015
�pRY PUe/
' PAMELA J.
SCHULTZ
9�� COt -ARP$
My Commismn Expires 1110112015
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 May 12, 2014 at 1:00
pm in the Town of Vail Municipal Building.
A request for the review of a variance from Section
12 -6E -6, Setbacks, Vail Town Code, pursuant to
Chapter 12 -17, Variances, Vail Town Code, to al-
low for the construction of an addition within the
side setback area, located at 2785 Bald Mountain
Road /Lot 3 Block 2, Vail Village Filing 13, and set-
ting forth details in regard thereto. (PEC140009)
Applicant: 2002 Carey Family Trust, Michael J. &
Wendy M. Carey Trustees, represented by
Peel /Langenwalter Architects
Planner: Jonathan Spence
A request for the review of a major exterior alter-
ation or modification, pursuant to Section 12 -713-7,
Exterior Alterations and Modifications, Vail Town
Code, to allow for the construction of additions to
the Northeast corner of Wall Street Building, locat-
ed at 225 Wall Street, Lots B & C, Block 5C, Vail
Village Filing 1, and setting forth details in regard
thereto. (PEC140010)
Applicant: MECO LLP, represented by Suman Ar-
chitects
Planner: Warren Campbell
A request for a recommendation to the Vail Town
Council on the adoption of the Vail Valley Medical
Center Master Plan, to establish a comprehensive
redevelopment plan for the Vail Valley Medical
Center, Lot 10 (Town of Vail parking lot), and US
Bank Building, located at 181 and 281 West Mead-
ow Drive and 108 South Frontage Road West/ Lots
E, F, and 10 Vail Village Filing 2, and Lot D -2, A
Resubdivision of Lot D Vail Village Filing 2, and
setting forth details in regard thereto. (PEC140011)
Applicant: Vail Valley Medical Center, represented
by Braun and Associates
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 April 25, 2014 in the Vail Daily.
(10134066)
Ad Name: 10176125A
PLANNING AND ENVIRONMENTAL
COMMISSION
Customer: TOWN OF VAIL /PLAN DEPT /COMM
May CO NCI at CHAMBERS
TOWN COUNCIL CHAMBERS
Your account number is- 1 OP2P 33
/PUBLIC WELCOME
75 S. Frontage Road -Vail, Colorado, 81657
PRESENT MEMBERS ABSENT
�� DailyMEMBERS
Site Visit:
1. Wall Street Building - 225 Wall Street
2. Vail Valley Medical Center - 181 and 281 West
PROOF OF PUBLICATION
Meadow Drive and 108 South Frontage Road
5 West
1. A request for the review of a variance from Sec-
tion 12 -6E -6, Setbacks, Vail Town Code, pursuant
to Chapter 12 -17, Variances, Vail Town Code, to
STATE OF COLORADO }
allow for the construction of an addition within the
side setback area, located at 2785 Bald Mountain
Road /Lot 3 Block 2, Vail Village Filing 13, and set -
}SS.
ting forth details in regard thereto. (PEC140009)
COUNTY OF EAGLE }
Applicant: 2002 Carey Family Trust, Michael J. &
Wendy M. Carey Trustees, represented by
Peel /Langenwalter Architects
Planner: Jonathan Spence
ACTION:
I, Don Rogers, do solemnly swear that I am a qualified
MOTION: SECOND:VOTE:
CONDITION(S):
pn
representative ofthe Vail Daily. That the same Dail newspaper
Y Y
25 minutes
2. A request for the review of a major exterior al-
Y Y Y
printed, in whole or in part and published in the County
teration or modification, pursuant to Section
12 -7B -7, Exterior Alterations and Modifications,
Vail Town Code, to allow for the construction of
of Eagle, State of Colorado, and has a general circulation
additions to the Northeast corner of Wall Street
Building, located at 225 Wall street, Lots B & C,
therein; that said newspapner has been continuously
Block 5C, Vail Village Filing 1, and setting forth
in t
published
paper Y Y
Applicant: : MEC LLP,. represented b
Applicant: MECO LLP, represented by Suman Ar-
and uninterruptedly in said County of Eagle for a period of
chitects
Planner: Warren Campbell
7'
more than fifty -two consecutive weeks next prior to the first
ACTION:
SECOND:VOTE:
COTTON:
publication of the annexed legal notice or advertisement and
g
40 minutes
3. A for to the Vail
that said newspaper has published the requested legal notice
request a recommendation
Town Council on the adoption of the Vail Valley
Medical Center Master Plan, to establish a com-
and advertisement as requested.
prehensive redevelopment plan for the Vail Valley
Medical Center, Lot 10 (Town of Vail parking lot),
and US Bank Building, located at 181 and 281
West Meadow Drive and 108 South Frontage Road
West/ Lots E, F, and 10 Vail Village Filing 2, and
The Vail Daily is an accepted legal advertising medium,
Lot D -2, A Resubdivision of Lot D Vail Village Fil-
ing 2, and setting forth details in regard thereto.
(PEC140011)
only or jurisdictions operating d Colorado's H
Y J p g uner ora s ome
Applicant: Vail Valley Medical Center, represented
Rule provision.
by Braun and Associates
Planner: George Ruther
ACTION:
MOTION: SECOND:VOTE:
CONDITION(S):
20 minutes
That the annexed legal notice or advertisement was
g
4. A request for ir work session to update the
published in the regular and entire issue of every
Planning and Environmental Commission on the
progress of the Vail Village Character Area
Preservation project, an initiative to examine the
1
number of said daily newspaper for the period of 1
Town's current regulations, design standards and
guidelines applicable to Vail Village to determine
whether they are sufficient to ensure the special
consecutive insertions; and that the first publication of said
character of Vail Village is not just maintained but
also enhanced.
�
notice was in the issue of said newspaper dated 5/9/2014 and
Applicant: Town of Vail, represented by Braun
Associates, Inc.
that the last of said notice was dated 5/9/2014 in
Planner: Warren Campbell
publication
ACTION: SECOND:VOTE:
the issue of said newspaper.
CONDITION(S):
5. A request for the review of a conditional use
permit, pursuant to 12 -9C -3, Conditional Uses, Vail
Town Code, for a public and quasi - public indoor
In witness whereof, I have here unto set ffi hand this day,
community facilities (education center), allow for
y y
the construction of the Betty Ford Alpine e Gardens
05/19/2014.
Education Center, located 530 South Frontage
Road /Unplatted, and setting forth details in regard
thereto. (PEC140005)
Applicant: Betty Ford Alpine Gardens, represented
by Jack Hunn
Planner: Jonathan Spence
ACTION: Table to June 9, 2014
MOTION: SECOND:VOTE:
6. A request for a variance from Section 14 -3 -1,
General Man ager/Pu blisher/Editor
Table 1, Minimum Standards, Vail Town Code,
Vail Daily
pursuant to Section 14 -1 -5, Variances, Vail Town
Code, to allow for a residential driveway to exceed
the permitted maximum centerline grade, located at
Subscribed and sworn to before me, a notary public in and for
2754 Sn0wberry Drive / Lot 15, Block, 9, Vail
Intermountain and setting forth details in regard
the County of Eagle, State of Colorado this day 05/19/2014.
thereto. (PEC140007)
Applic nGroup Dantas, represented by Mauriello
Planner: Joe Batcheller
ACTION: Table to June 9, 2014
MOTION: SECOND:VOTE:
7. Approval April 2014 minutes
VOTE:
MOTION: SECOND: VOTE:
a
8. Information Update
Pamela J. Schultz, Notary Public
9. Adjournment
MOTION: SECOND: VOTE:
My Commission November 1 2015
The applications and information about the
expires: ,
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
RY PUe
items are approximate, subject to change, and
cannot be relied upon to determine at what time the
(P ,....,
O_: •• ••, (�
Planning and Environmental Commission will
consider an item. Please call (970) 479 -2138 for
PAMELA J. •:
additional information. Sign language interpretation
SCHULTZ
is available upon request with 24 -hour notification.
y •,. :P$
Please call (970) 479 -2356, Telephone for the
Hearing Impaired, for information.
��COy
-OR
Community Development Department
My Commission Expires 111012015
Published May 9, 2014 in the Vail Daily.
(10176125)