HomeMy WebLinkAboutDRB080272
aes~gn Review B+aard
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Project Name: Currents Jewlers Retail Expansion DRB Number: DRB080272
Project Description:
Participants:
CONCEPTUAL REVIEW OF COMMENRCIAL EXPANSION OF CURRENTS JEWELERS, FUR SHOP, T-
SHIRT SHOP, AND BRANDESS CADMUS REAL ESTATE OFFICE.
OWNER DELUCA, ROBERT E. & BARBARA 07/07/2008
PO BOX 1471
VAIL
CO 81658
APPLICANT DELUCA, ROBERT E. & BARBARA 07/07/2008
PO BOX 1471
VAIL
CO 81658
Project Address: 281 BRIDGE ST VAIL Location:
Legal Description: Lot: D, E Block: Subdivision: BRIDGE STREET'
Parcel Number: 2101-082-2301-6
Comments: See Conditions
BOARD/STAFF ACTION
Action: CONCEPT
Conditions:
Cond: 200
(PLAN): A conceptual review is NOT a Design Review Board
approval.
Planner: Warren Campbell
Application for Design Review
Conceptual Review
General Information:
A conceptual review may be requested by an applicant where new construction or major changes are to occur on a
property. A conceptual review does not serve as a final approval and an additional application is required for final
review. The conceptual review is intended to allow the applicant to introduce the project to the Design Review Board
and receive comments. The DRB does not vote on conceptual reviews.
FEE: $0
Description of the Request:
Location of the Proposal: Lot:,,! _Bloc((k~~:~f~ubdivision:
Ph sisal Address: ~~ ~J// ~E
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Parcel No.: ,~ ~ ~ \ ~ ~ ~ ~ ~~ \ ~~ (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.)
Zoning: ~~_~~~"`~~~ '~ ~~ \ ~~,~
Name(s) of Owner(s):
Mailing Address: ~ ~! ~~i )y. `~~ \
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Owner(s) Signature(
Name of Applicant:
Mailing Address: ~~ ~ ~ ~~\ ~--~~J'~-~~ ;~~~
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E-mail Address: 1 \ ~Fa~~x~~,.,(~~\
For OfFce Use Only:
NO FEE By:
TOW~1 ~F ~f~IL
Meeting Date DRB No.: ~1`~fJ ~ ~l ~ ~~ ~"
Planner: ~ ~ Project No.: 1 1~-t.J ~,1~ -" b ~~
TOWN OF VAi~
Department of Community Development
75 South Frontage Road
Vail, Colorado 81657
970-479 2138 July 18, 2008
Fi4X 970-479-2452
www. vailgov. com
Robert and Barbara Deluca
P.O. Box 1471
Vail, CO 81658
Re: Conceptual review of a commercial expansion/Lot E, Block 5A, Vail Village Filing
Mr. and Mrs. Deluca,
This letter is being sent to follow up the Design Review Board hearing you attended on July 16, 2008.
The following are the comments of the Planning Department and the Design Review Board. These
comments shall be addressed prior to and in conjunction with your submittal of a final Design Review
application.
Planning Department
• There will need to be several zoning issues resolved with regarded to the Brandus/Cadmus real
Estate office which is a legal non-conforming land use on the first floor in the Village.
• There will need to be a Major Exterior Alteration application and likely a Variance application
submitted to the Planning and Environmental Commission prior to Design Review approval.
Design Review Board
• The DRB was generally supportive of the application.
• Stated that the windows and doors will need to comply with the Vail Village Urban Design
Guidelines. Suggested that custom detailing on the doors would be beneficial to the design.
• Stated that there is a need to maintain the square footage of landscaping that exists today.
• Stated that the addition of details such as shutters on upper floors would be beneficial to the
project.
Please review these comments and contact me at 970-479-2148 if you have any questions.
Re ards,
~M.
Warren Campbell
Chief of Planning
Cc: File
~~~ RECYCLED PMER
Currents Jewelers
Conceptual DRB
Application July 15, 2008
Staff believes the following elements of
the Vail Village Urban Design
Guidelines would apply to the
commercial expansion of the Current
Jewelers space and the adjacent
spaces.
Staff believes that the windows, doors,
and landscaping are the primary issues
which will need to be addressed.
C. STREETSCAPE FRAMEWORK
To improve the quality of the walking experience
and give continuity to the pedestrian ways, as a
continuous system, two general types of
improvements adjacent to the walkways are
considered:
1. Open space & landscaping -berms, grass,
flowers and tree planting as a soft, colorful
framework linkage along pedestrian routes; and
plazas and park green spaces as open nodes
and focal points along those routes.
2. Infill commercial storefronts expansion of
existing buildings, or new infill development to
create new commercial activity generators to
give street life and visual interest, as attractions
at key locations along pedestrian routes.
It is not intended to enclose all Village streets
with buildings, as in the Core Area. Nor is it
desirable to leave pedestrian streets in the open
and somewhat undefined condition evident in
many other areas of Vail. Rather, it is desired to
have a variety of open and enclosed spaces
both built and landscaped, which create a strong
framework for pedestrian walks as well as visual
interest and activity.
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D. STREET ENCLOSURE
While building facade heights should not be
uniform from building to building, they should
provide a "comfortable" enclosure for the street.
Pedestrian streets are outdoor rooms whose
walls are formed by the buildings. The shape
and feel of these 'rooms' are created by the
variety of heights and massing (three-
dimensional variations) which give much of the
visual interest and pedestrian scale unique to
Vail.
Very general rules, about the perception of
exterior spaces have been developed
(empirically) by designers, based on the
characteristics of human vision.
They suggest that:
an external enclosure is most comfortable where
its walls are approximately '/2 as high as the
width of the space enclosed;
if the ratio falls to k or less, the space seems
unenclosed; and
if the height is greater than the width, it comes to
resemble a canyon.
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In actual application, facades are seldom
uniform in height on both sides of the street, nor
is this desired. Thus, some latitude is
appropriate in the application of this 1!2 - to - 1
ratio. Using the average facade height of both
sides will generally still be a guide to the
"comfortableness" of the enclosure being
created.
In some instances, the 'canyon' effect is
acceptable and even desirable -for example, as
a short connecting linkage between lager
spaces - to give variety to the walking
experience. For sun/shade reasons, it is often
advantageous to orient any longer segments in
a north-south direction. Long canyon streets in
an east-west direction should generally be
discouraged.
When exceptions to the general height criteria
occur, special design consideration should be
given to creating swell-defined ground floor
pedestrian emphasis to overcome the canyon
effect.
Canopies, awnings, arcade and building
extensions can all create a pedestrian focus and
divert attention from upper building heights and
'canyon' effect. For other considerations on
building massing, see:
Building Height
Sun/Shade Views
Street Edge
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E. STREET EDGE
Buildings in the Village Core should form a strong
but irregular edge to the street.
Unlike many American towns, there are no
standard setback requirements for buildings in
Vail Village. Consistent with the desire for
intimate pedestrian scale, placement of portions
of a building at or near the property line is
allowed and encouraged to give strong definition
to the pedestrian streets.
This is not to imply continuous building frontage
along the property line. A strong street edge is
important for continuity, but perfectly aligned
facades over too long a distance tends to be
monotonous. With only a few exceptions in the
Village, slightly irregular facade lines, building
jogs, and landscape areas, give life to the street
and visual interest for pedestrian travel.
Where buildings jog to create activity pockets,
other elements can be used to continue the street
edge:
- low planter walls
-arcades
-tree planting
- raised decks
- raised sidewalks
- texture changes
in ground surface
Plazas, patios, green areas are important focal
points for gathering,
resting, orienting and should be distributed
throughout the Village
With due consideration to:
- spacing
- sun access
- opportunities for views
- pedestrian activity
See also:
Sun/Shade
Building Height
Street Enclosure
Views
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FACADES
Materials
Stucco, brick, wood (and glass) are the primary
building materials found in the Village. While not
wishing to restrict design freedom over-much,
existing conditions show that within this small
range of materials-much variation and
individuality are possible while preserving a basic
harmony. Too many diverse materials weaken
the continuity and repetition, which unifies the
streetscape.
Of the above materials, stucco is the most
consistently used material. Most of the buildings
in the Village exhibit some stucco, and there are
virtually no areas where stucco is .entirely
absent. It is intended to preserve the dominance
of stucco-by its-use in portions, at least, of all
new facades, and by assuring that other
materials are not used to the exclusion of stucco
in any sub-area within the Village.
Color
The intent of these regulations regarding color
shall be to provide greater latitude in the use of
color in Vail Village in order to create visual
interest and to enliven the area. Colors used
should retain a discernible consistency within a
general range of colors relating well to the colors
found in the surrounding mountain backdrop of
Vail, but need not be specifically found in that
environment.
All colors used shall relate to the colors of the
natural materials found on the buildings like wood
tones, slate roof colors, stone colors and the like.
Additionally all building colors shall work with the
colors of the buildings in proximity as well as with
all natural landscape materials found nearby.
While there is no restriction per se on specific
hues, primary colors of high chroma shall not be
used on building surfaces but can be used in a
limited fashion for accents. Body colors, both
siding and stucco, shall be rich and lively but
must be less chromatic shades, which relate to
natural colors and can be either light or dark. All
stucco shall have a flat finish.
Generally, to avoid both "busyness", and weak
visual interest, the variety of major wall colors
(and materials - excluding glass) should not
exceed four nor be less than two.
A color/material change between the ground floor
and the upper floors is a common and effective
reinforcement of the pedestrian scale of the
street.
High chroma colors can be used for signage,
accents, doors, canopies, wall graphics and other
similar elements as long as they do not dominate
either the building they are used on, the adjacent
buildings, or the streetscape (see E. Accent
Elements).
The color schemes for all properties shall be
considered on a case-by-case basis. (Res. 21
(2005) § 1.000)
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Pedestrian scale is created in many ways, b 16
major factor is the openness, attractiveness, and
generally public character of the ground floor
facade of adjacent buildings. Transparent store
fronts are "people attractors", opaque or solid
walls are more private, imply "do not approach".
On pedestrian-oriented streets such as in the
Village, ground floor commercial facades are
proportionately more transparent than upper
floors. Upper floors are typically more
residential, private and thus less open.
As a measure of transparency, the most
characteristic and successful ground floor
facades range from 55% to 70% of the total
length of the commercial facade. Upper floors
are often the converse 30%-45% transparent.
Examples of transparency
(lineal feet of glass to lineal feet
of facade) on ground level:
- Covered Bridge Bldg. 5g%
- Pepi's Sports 71
- Gasthof Gramshammer 48%
- The Lodge 66%
- Golden Peak House 62%
- Casino Building 30%
- Gorsuch Building 51%
Transparency
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WINDOWS
In addition to the general degree of
transparency, window details are an important
source of pedestrian scale-giving elements.
The size and shape of windows are often a
response to the function of the street adjacent.
For close-up, casual pedestrian viewing
windows are typically sized to human-sized
dimensions and characteristics of human vision.
(Large glass-wall storefronts suggest
uninterrupted viewing, as from a moving car.
The sense of intimate pedestrian scale is
diminished.) Ground floor display windows are
typically raised slightly 18 feet f and do not
extend much over 8 feet above the walkway
level. Ground floors which are noticeably above
or below grade are exceptions.
The articulation of the window itself is still
another element in giving pedestrian scale
(human-related dimensions). Glass areas are
usually subdivided to express individual window
elements - and are further subdivided by
mullions into small panes -which is responsible
for much of the old-world charm of the Village.
Similarly, windows are most often clustered in
banks, juxtaposed with plain wall surfaces to
give a pleasing rhythm. Horizontal repetition of
single window elements, especially over long
distances, should be avoided.
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Large single pane windows occur in the Village,
and provide some contrast, as long as they are
generally consistent in form with other windows.
Long continuous glass is out of character.
Bay, bow and box windows are common window
details, which further variety and massing to
facades -and are encouraged.
Reflective glass, plastic panes, and aluminum or
other metal frames are not consistent in the
Village and should be avoided. Metal-clad or
plastic clad wood frames,. having the
appearance of painted wood have been used
successfully and are acceptable.
DOORS
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Like windows, doors are important to character
and scale-giving architectural elements. They
should also be somewhat transparent (on retail
commercial facades) and consistent in detailing
with windows and other facade elements.
Doors with glass contribute to overall facade
transparency. Due to the visibility of people and
merchandise inside, windowed doors are
somewhat more effective in drawing people
inside to retail commercial facades. Although
great variations exist, 25-30% 1 transparency is
felt to be a minimum transparency objective.
Private residences, lodges, restaurants, and
other non-retail establishments have different
visibility and character needs, and doors should
be designed accordingly. Sidelight windows are
also a means of introducing door transparency
as a complement or substitute for door'
windows.
Articulated doors have the decorative quality
desired for Vail. Flush doors, light aluminum
frames, plastic applique elements all are
considered inappropriate.
NOTE: Security is an important design
consideration in Vail. Deadbolt locks are
encouraged. Locks, door handles and glass
should all be designed to discourage break-ins.
Security-design discussions with the Town
police staff are encouraged.
As an expression of entry, and sheltered
welcome, protected entryways are encouraged.
Doorways may be recessed, extended, or
covered.
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TRIM
Prominent wood trim is also a unifying feature in the Village. Particularly at ground floor levels,
doors and windows have strop ,contrasting
(see Color-Facades) framing elements, which tie the various elements together in one
composition. Windows and doors are treated as strong visual features. Glass-wall detailing for
either is typically avoided.
ACCENT ELEMENTS
The life and festive quality of the Village is given by judicious use of accent elements which give
color, movement and contrast to the Village.
Colorful accent elements consistent with existing character are encouraged, such as:
Awnings and canopies -canvas, bright color or stripes of two colors.
Flags, banners -hanging from buildings, poles, and even across streets for special occasions.
Umbrellas -over tables on outdoor patios.
Annual color flowers - in beds or in planters.
Accent lighting -buildings, plazas, windows, trees (even Christmas lights all winter).
Painted wall graphics -coats of arms, symbols, accent compositions, etc.
Fountains -sculptural, with both winter and summer character.
LANDSCAPE ELEMENTS
Landscape considerations include, but go beyond, the placement of appropriate plant materials.
Landscape considerations include:
- plant materials
-paving
- retaining walls
-street furniture (benches, kiosks, trash, etc.)
-lighting
- signage
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