The Eastgate Lodge at Beaver Creek
archives LD 1190 AT 2 1985 M68U
The Eastgate Lodge at Beaver Creek
presented to the
Colleoe of Desion and Planninq IJniversitv of Colorado at Denver
in partial fulfillment of the requirements for
The Deqree of Master of Architecture
Charlotte Mouldinq Fall 1985 5555
The thesis of Charlotte Moulding is
University of Colorado at Denver
The Eastgate Lodge is a resort hotel located in Reaver Creek, Colorado. The 120-room hotel includes two restaurants, and 10,000 square feet of retail space.
Thesis Statement 3
Design Theme 6
Beaver Creei: Site 13
Eastgate Locge Site 16
Design Regulations 29
Building Codes 61
"Reflected in a tinv alpine lake is a head-wall of snow and qranite which closes the upper end of a lonq and beautiful vallev. The lake releases its water into a stream that crosses timberline meadows and then beqins to drop throunh a forest of Enqle-man spruce and alpine fir. The stream eases out into another lake, and from there tumbles two more miles to where the vallev opens into curvinq, aspen lined meadows. The water Dasses under qvpsum cliffs and on throuqh stands of bottomland cottonwood trees. There, eiqht miles from its source, it joins the Eaqle River.
This stream---and this valley-are called
The overriding design philosophy of Beaver Creek is to establish a remote village with its own identity, an imaginable place, complementing rather than competing with the natural landscape.
The architectural theme for Beaver Creek has been directed at establishing a compatability between buildings and the natural environment, fulfilling the expectations of visitors as a retreat to the mountains, and respecting the historic precedent of mountain buildings in both Colorado and Europe. 2
The design philosophy of Beaver Creek has been used in the development of a comprehensive master plan for the entire Beaver Creek Valley. Included in the master plan is a set of design regulations and the establishment of a Design Review Board to insure the observance cf the Beaver Creek Design Theme.
Also included in the plan is a high-density village core at the base cf the ski area. The village core has been designed around a pedestrian street, which serves as access to lodges, shops, restaurants, and various community spaces. Auto traffic is limited in Beaver Creek and most visitors arrive by shuttle service to designated drop-off points. One of these drop-off points will occur by the Eastgate Lodge, which will serve as an entry to the Beaver Creek Village and the pedestrian street.
"The special immaculate collision in which building or landscape pieces come sharply up against one another without loss of their individual identities or spirit, is especially important in the making of memorable places. Architectural design becomes a choreography of collision, which, like dance choreography, does not impair the inner vitality of its parts in the process of making a collective statement through them." 3
In defining my thesis project, my first concern was the question, "Can a 'sense of place' be planned into a community?" Can Beaver Creek, through its years of research, an extensive master plan, strict design guidelines, etc, establish itself as a "memorable place"?.
My assertion is that it can, that the regulations and the overall plan of the village support the concept of identity essential to a "sense of place". If the making of memorable places can be defined as the "choreography of collision", where the vitality of the parts is not lost in the process of making a collective statement through them, then how does Beaver Creek achieve this?
There are three essential parts of Beaver Creek whose identities contribute to the identity of the whole; the natural environment, the village itself, and the individual buildings.
As with most resorts, the natural environment of Beaver Creek is its greatest asset. Indeed, without it, the resort would not exist. Beaver Creek has been planned on the premise that the design of the village and its relationship to the natural environment is of paramount importance to the success of the resort. The architectural theme which has been adopted by Beaver Creek is not, however subordinate to the natural surroundings. It does not "blend" with its surroundings, but rather establishes its own identity within the natural setting. Thus, we have a collision of parts, of village and landscape, which serves to identify the Village, to define it as "place".
The Village has been designed under the unifying theme of the pedestrian street and the uniform architectural theme established in the Design Regulations.
These unifying themes are intended to provide a sense of continuity and identity to the Village. Within the Village, individual buildings are each designed or to be designed by different architects.
Even within the limits imposed by the Design Regulations, the architectural expression of each building is unique, each offering its own identity to the identity of the whole. As Moshe Safdie states, "We must search for principles we can agree upon, so that several architects can work on different parts of a city and yet produce structures that are additive and contribute to the whole.Again, we have a collision of parts, here the collision of the architectural expressions of individual buildings into a harmonious composition. It is this interaction or "collision", where the individuality of the parts is not lost in the expression of the whole, which I believe makes the Beaver Creek plan successful.
In my design for the Eastgate Lodge, I intend to continue this concept in establishing the identity of the hotel, and creating its individual "sense of place". The identity of the hotel will be then, by definition essentially a function of the identity of its parts. Four major parts of the hotel which I choose to address are:
1. The entry to the Village created by the hotel.
2. The shops, restaurants, and exterior spaces along the pedestrian street.
3. The entry, lobby, and common spaces of the hotel.
4. The private spaces, or hotel rooms .
Because of the unique location of the hotel at the northeast end of the pedestrian street, the hotel will serve as entry to the Village for many of the visitors to Beaver Creek. The Eastgate Lodge site is bisected by an easement for emergency vehicle access to the pedestrian street. This corridor will serve as entry to the village, and may actually go through the building, making the building itself the gateway.
This element will be an important part of the identity of the hotel as well as of the Village. It will mark the transition from the outside- the natural environment, to the inside- the vitality of the pedestrian street.
The identity of the retail shops and restaurants located along the pedestrian street will offer variety and identity to the pedestrian street. They will provide a sense of human scale among the surrounding four to five story buildings The building will also define exterior spaces, such as outdoor cafes, and plazas. The building should be oriented to invite sunlight into these public spaces. The restaurants should be oriented either toward views of the active pedestrian street or toward the natural beauty of the Beaver Creek Valley.
The identity of the hotel itself will be of great importance to the success of the design solution. "The hotel designer has an absolute responsibility to understand the travelers expectations and to reflect the corner of the world in which the hotel is built".;; The public and private spaces of the hotel should thus reflect the character of the Beaver Creek Village and its mountain surroundings.
"People are subconsciously attracted to settings which provide fresh, novel, or exciting environments in comfort, where they may be allowed to forget the normal routine and roles of their life. Most guests come to hotels, particularily resort hotels, for release from the everyday problems of their lives, for two weeks of regeneration, escape, and refreshment.
In this context, the public areas of the hotel, those parts which the guests see must act as stage sets- they become backdrops and vehicles for role playing by the guests."g
The common areas of the hotel, particularily the entry and lobby spaces should facilitate this kind of experience, by providing spatial experiences, such as changes in level and scale, and providing, through manipulation of space, the opportunity to see and be seen by others.
The private spaces in a resort hotel require particular attention of the designer. "The common denominator for resort hotels is that guests spend much more time in their rooms than people do in business hotels."7 The resort hotel room becomes the guest's home away from home. It should provide the comfort of home, while at the same time providing the experience of its unique character and location. Views and sunlight are important. Variety and identity of individual units should be expressed both on the interior and exterior of the building.
A successful design solution for the Eastgate lodge will depend upon the quality and identity of each of the parts outlined above. The integration or "choreography" of these parts into a successful whole, without compromising their functions or identities is the goal of this thesis. It is my assertion that if I am successful, the Eastgate Lodge will achieve the "sense of place" essential the success of the hotel, and will contribute to the "sense of place" essential to the success of the Beaver Creek Resort.
Design Theme *
As seen from a distance, the Village should be understated and uncomplicated, made up of simple forms and consistent roof lines. In contrast to this, the central pedestrian area of the Village should have an exciting vitality and broad individual expression.
In order to more clearly interpret the design theme for Beaver Creek architecture, three levels of perception, e.g. ways in which the community will be observed, have been identified, each with its own considerations.
* All material in this section is from the Beaver Creek Design Regulations booklet.
Perception Level I The Village within the Landscape
At a distance the Village is seen either from the mountain looking down, or from the entry road upon arrival. Due to vegetation masses, as well as site lines created by the terrain of the area, the roofs will become the dominant element at this level of perception. At this scale, the Village should be composed of simple understated forms with an overall consistency of material and color. Roofs shall be simple hip and gable forms. Variety should be a response to changes in topography and exterior spaces.
Materials and colors shall be relatively subdued with nonreflective surfaces.
The golf course from below and the ski slopes from above will tend to set the Village in the natural and open landscape. Aspen and spruce forests on the east and west will tend to fuse the edges of the Village into the landscape.
The buildings from the south should open to the sun and from the north be closed to cold exposures. This contrast is similar to the extreme variation of the natural landscape between north and south facing mountain slope environments.
Residential areas should blend structures and landscape, respecting natural land-forms and existing vegetation. The primary focus should be the Village with an intensity of structures contrasting with the low density and undeveloped areas surrounding it.
Perception Level II Building and Public Spaces
The second level of perception of the Beaver Creek Village will occur within the streets and public spaces of the project. At this level of perception the exterior walls become the dominant element, establishing the overall scale, and defining the public spaces and pedestrian circulation routes within the Village. It is important that the sequence of public streets, walls and plazas be continuous within the Village, enhanced by minor angular changes with an avoidance of rigid 90 patterns. The subtle changes within wall and street allignments will create interesting streets and walls with constantly changing frontages and points of focus.
The visual expression of the walls shall be predominantly mass at the pedestrian scale, punctuated by window and door openings. On upper levels, openings shall be not more than 2096 of the exposed wall area on the north, west, and east, with unlimited opening to the south responding to sun exposure and mountain views. Window and door openings should be placed in a casual or random pattern avoiding rigid symmetry, repetition, and formal patterns.
In order to achieve continuity within the landscape and within the Village itself, it is important to have building-to-building and building-to-public open space connections. These can take the form of overhead bridges, retaining walls, terraces, and private courtyards leading to public plazas and malls.
Perception Level II Building and Public Spaces (continued)
Buildings should express the structure in a rational manner with elements such as massive bearing walls and timber framing. Design should avoid visually contradicting structural relationships.
The use of materials becomes increasingly important at this level of perception, and materials should respond to the following uses:
Heavy timber, wood trusses, and connection details are encouraged as exposed framing elements. These become especially important in establishing interesting interior volumes.
Nonstructural Surface Materials Upper level wall surfaces which appear to be non-loadbearing can be sheathed in wood siding, which should be left naturally weathered or bleached to complement other natural materials such as native rock. Stucco shall not be used as in-fill material, but rather as an expression of mass. Roofs should be made up of unit pieces of clay tile.
Generally the lower levels of the buildings near the pedestrian areas should be expressive of mass and substantial structural strength. Materials such as rock or plaster shall have irregular surfaces without modular patterns, precision lines, or perfectly flat surfaces. The massive portions of buildings shall have an expression of depth, substance and strength, not mere surface coverings. Masonry wall colors should be warm off-white tones.
Perception Level III Building and Landscape Details
Elements such as window and door openings, balconies, trim, graphics, signs, street furniture, water, paving patterns, surface textures and color provide the third level of perception within the Village and offer the opportunity for maximum interest and individual expression. It is intended that maximum individual expression be allowed in these details to achieve a richness and vitality within the Village. Details and trim should avoid refined, highly technical finishes and where possible, should represent handcrafted quality, especially where they have high exposure to pedestrians.
The use of color is very important to the visual richness of the Village. While major wall surfaces should be a neutral backdrop of off-white tones, smaller scale elements such as doors, window trim, signs, soffits, and recessed wall areas should introduce a strong palette of color to the Village.
The cultural vitality of the area should be expressed through artwork within the Village buildings, streets, and promenades. Sculpture, fountains, ironwork, and wood carving should become integral to the design of buildings and public spaces.
The Beaver Creek Valley was originally Ute Indian territory. The area was homesteaded in the 1880's, first by miners, soon to be followed by ranchers. With the extremes of climate, six months of snow followed by dry summers, the Bea^ ver Creek Valley was never very prosperous as a farming and ranching community. During the Depression, the small farmers began to sell out. Many of the old homesteads remain in Beaver Creek and will be preserved to express its heritage.
In 1962, Vail was founded 10 miles east of the Beaver Creek Valley. Vail became an enormous success. Times were changing in the Eagle Valley as the recreation business brought the pressures of development and increasing population.
In 1972, Vail Associates bought the ranch that was Beaver Creek Valley. The adjacent mountain was considered top-notch in its potential as a ski area and was chosen by the International Olympic Committee to host the 1976 Winter Olympics. Because of environmental concerns and practical problems concerning the Olympics, Coloradoans voted "no" in an Olympic referendum. "In a way, it was a 'yes' vote for the environmental integrity
of beaver Creek, saving the valley and mountain from the feverish hurry-up building that might have ruined the place forever. With the Olympic deadline no longer a consideration, the area could be planned and developed with a steadier hand."
"It was years before the building of the resort could begin. Over half of the ski terrain is under jurisdiction of the U.S. Forest Service, which must issue a special permit before that land can be touched. Years were spent in evaluating and resolving environmental concerns, in satisfying the requirements of state and national agencies and in reassurances to numerous special interest groups. Finally in 1976, the Forest Service issued its permit."^
Ground-breaking ceremonies were held on July 28, 1977. Charley Eaton, a former resident of Beaver Creek in its pioneering days was asked how he felt about these people who were turning his former home into a resort. Locking out over the valley, Charley grinned and shrugged, "They might as well," he said, "it's all gone to Canadian thistle you can't farm it."2
Beaver Creek is located 10 miles west of Vail, just south of Interstate 70, approximately one-half mile from the Avon interchange. The 2,126 acres of private land contained in the project essentially control the lower reaches of the Beaver Creek Valley. They are supplemented by 2,775 acres of public land leased from the U.S. Forest Service for purpose of developing a major ski area having a design capacity of 7,500 skiers.
The Village is planned for 2,163 living units taking the form of closely clustered apartments and lodges. This arrangement will provide an easy walking situation from living accomodations to ski lifts. An important feature of the plan has been to minimize the need for automotive transportation once the resident or guest has arrived from the lower valley. Supporting this concept is a pedestrian street integrated into the Village core.
Auto traffic is limited in Beaver Creek to overnight guests, residents, employees, etc, while most day visitors and skiers are brought to the Village by shuttle service. Vehicular access is limited by a security gate at the base of Beaver Creek.
A key ingredient to the success of a resort community is its accessibility to major population centers. Beaver Creek is 114 miles from Denver by 1-70, approximately 2 hours drive. Air transportation is also available from Stapleton Airport to the Avon Stolport. i
Beaver Creek Village Site
The Village site is at the head of the Beaver Creek drainage, 2% miles south of 1-70 and the town of Avon. It sits approximately 800 ft. higher in elevation than the Eagle River Valley. The site drops over 300 ft. from south to north with a 10 percent slope overall. The site of the village core drops 20 ft. with a 5 percent slope overall.
There are numerous small creeks running through the site with Beaver Creek being their terminus and consequently the largest. The site was previously cleared for ranching and agricultural purposes, and before any new construction, was a grassy meadow. There are numerous clumps of aspen and pine throughout the site, with a majority occurring along the stream courses.
From the village site, there are views of the adjacent ridges and peaks to the east, south, and west. There are distant views occurring to the northwest and north. Views are also opened up to the southwest along the Beaver Creek drainage.
A visual inventory follows with views to and from the site included.2
View from northwest
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Eastgate Lodge Site
The Eastgate Lodge site is located at the northeast end of the Beaver Creek pedestrian street. A circular drive through the site will be used as a pedestrian dropoff point. The site is surrounded by three other lodges; to the north. Centennial Condominiums, to the southwest, the Poste Montane Lodge, and to the southeast, the Hyatt Regency Hotel, scheduled to begin construction Spring '85.
The site is accessible to vehicles by either Avondale Lane or Offerson Road. The circular drive from Offerson road will provide access for shuttle buses and other drop-off traffic. Hotel entry and check-in may occur on Avondale lane. Entry to underground parking may also occur on Avondale because it is the lowest side of the site.
The pedestrian street will run through the middle of the site, linking the bus drop-off with the Village core. This is a major feature of the site arid will be designed as part of this project.
A pedestrian/public space easement occurs around the edge of the circular drive,through the middle of the site, and on the south edge of the site. The building may be built up to the easement and may span the easement, though it must provide 9'-6" clearance for emergency vehicle access.
The site drops a total of 44 feet from east to west. The circular drive has been graded to be nearly level and occurs about halfway between the highest and lowest points on the site. The overall slope is approximately 14% with slopes as high as 45% in some areas.
All trunk utility lines and pipes are underground. Connections from trunk lines to individual structures must also be underground, i
The major views from the site are to the north anc! northwest, looking down the Beaver Creek Valley. Views to the east and west face the sides of the valley, not as spectacular as the north view. Views to the south will be blocked on the lov/er levels by the Hyatt Hotel and the Poste Montane, though upper level rooms should have a good view of the ski slopes.
Much solar radiation will also be blocked by the buildings to the south. The southeast side of the site offers the best solar potential. Vegetation on the site is minimal- a few aspen on the east end of the site.
The subsoil conditions on the site are variable. Beneath a layer of topsoil, the soils consist of sandy silts to clays and clayey sands with erratic amounts of gravels, cobbles, and boulders.
The proposed lodge is assumed to be a five-story steel frame structure with a stucco panel exterior. It should be founded on spread footings placed on the natural soils and designed for a maximum allowable bearing pressure of 3,000 psf. 2
The climate is typical of the interior mountain ranges of the central Colorado Rockies with short summers and cold winters. The rugged topography, general northern aspect and proximity to the surrounding mountain massifs generally influence the climate. Average annual precipitation varies from 18 inches near Avon to over 45 inches in the higher elevations. Snowfall accounts for 2/3 to 3/4 of this precipitation. The average annual water production (runoff) varies from .45 to 1.78 core feet of water per acre.
All development in Reaver Creek shall he designed for:
100 psf Snow Load;
35 psf Wind Load;
Approximately 9,500-10,000 Heating Degree Days.
atural and Built Surroundings
The temperature drop in the mountains can be approximated as one degree Faren-heit for each 330 foot rise in the summer and for each 400 foot rise in the winter. Small differences in terrain can create remarkably large modifications in the micro-climate. Cool air is heavier than warm air and at night the out-going radiation causes a cold air layer near the ground surface. The cold air behaves somewhat like water, flowing towards the lowest points. Cold air movement at night would flow down from the mountains north to the Eagle River. The reverse would occur during the day, with warm air moving south, up the valley. So, even though the regional winds are predominantly from the west, we will be more concerned with providing protection from the north and south localized breezes, especially the cold south breeze.
A hillside recieves radiation impact depending on the inclination and direction of slope. This means that a site with a sloped southern exposure will receive more heat gain that a flat site. The project site has approximately a 1496 slope, which means that it will receive even less radiation than a flat site.
The natural cover of the terrain tends to moderate extreme temperatures.
Plant and grassy covers reduce temperatures by absorption or insulation, and cool by evaporation. Conversely, cities and man-made surfaces tend to elevate temperatures.
With the cool winter climate of the Reaver Creek area, we would want to take advantage cf the elevated temperatures induced by man-made materials. This would indicate a tight clustering of the Village. In the summer, we would want to take advantage of the the natural surroundings for cooling.
The orientation of a building affects the quantity of solar energy which reaches it. In winter at our latitude of 3936'N, a southern exposure receives nearly three times as much total sun energy as the east or west exposures. Thus, for best solar orientation, the building should be designed primarily along the east-west axis. Optimum orientation in a cool climate such as Beaver Creek is actually 12 to the east of south. This takes advantage of the early morning sun. 1
Design Regulations *
All major roofs shall have pitches of not less than 6:12 and not greater that 12:12. Major roof forms shall be restricted to gable and hip roofs. Secondary roof forms attached to the major building form may be shed roofs with pitches not less than 4:12.
Dormers should be relatively small in proportion to the overall scale of the roof. They should be gable, hip, or shed forms.
* All material in this section is from the Beaver Creek Design Regulations booklet.
Cold Roof Construction Vent at Eave Line
Pedestrian and Vehicular areas shall be protected from roof snow shedding where roof pitches exceed 6:12. This can be accomplished through secondary roofs, snow clips and snow fences on roofs. All roof structures shall be designed to conduct rain and snow melt water in such a way as to prevent it from creating a drip-ing, icing cr flooding menace cn pedestrian or vehicular areas below.
In the Village, all roof material shall be flat profile unglazed tile as approved by the Design Review Board. Flashing, gutters, and bay window roofs should be copper.
All structures in the Village shall have a cold roof assembly or written approval from the Design Review Board for an alternative method of preventing ice buildup along the eaves.
Building Height Limitations
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EQUAL INTERVALS L EBB THAN 30 FEET
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Building height limitation within the Village shall be restricted to 55' from finished grade to a point midway between eave and ridge. The building height definition for complex buildings is as follows:
In determining building height, a vertical distance shall be taken at a series of points at equal intervals around the perimeter of the building. The intervals may be of any equal distances less than 30 feet each. Within each interval, the height of any roof with a horizontal projection of 10 feet or greater shall be measured from finished grade to the respective midpoint between the eave and ridge. These heights shall then be averaged to determine the height for that specific interval of the building. Finally, the height of the building shall be determined by averaging the heights of all intervals around the building.
E, + E2 + E3 3
2 BUILDING HEIGHT =
SUMMATION OF ALL HEIGHTS FROM ALL ELEVATION NUMBER OF INTERVALS TAKEN
Major buildinq forms should express a simplicity and directness responsive to the heritage of mountain architecture. Complexity and contradiction of form should be avoided.
Major exterior walls should convey a sense of mass through plaster or rock. Window openings in mass walls shall be relatively small in scale and be used in an informal pattern on the wall, with deep set reveals and varied proportions. Plaster shall have a soft undulating appearance similar to adobe, with an avoidance of sharp edges. E
In contrast to mass walls,vertical wocd siding can be used as a sheathing, especially at gable ends and upper levels. Glass can also be used to contrast with the mass walls on southern exposures. Generally, the heavier rock and plaster surfaces shall be below, and visually supporting the lighter wocd sheathed elements above.
Exterior Walls (continued)
Only the following materials shall be used for exterior walls:
Wood siding. In the Village, natural wood (western cedar or redwocd), without heavy pigment or paint.
Plaster (stucco or Drivit/Settef) in warm off-white colors.
Rock. Rock walls should have deep reveals between rocks and minimum exposure of mortar. Volcanic rock and unit masonry are not acceptable as exposed exterior material. Rock walls shall be laid in a random pattern.
Exposed concrete, preferably textured and tinted with a warm tan or brown additive, will require specific approval of the Design Review Board.
Window casing shall be wood. Approved finishes are natural, stained, painted or clad. Exterior window trim shall relate to other building materials, either wocd or masonry. The use of headers arid sills, designed integrally with the wall, is encouraged. Window locations should appear in a random pattern, rather than in a symmetrical, repetitious or formal pattern.
Windows shall be used in combinations to avoid large uninterrupted glass areas. Windows shall have a double or triple glazing. No uninterrupted glass area shall exceed 20 square feet. Mirrored glass is not allowed.
Each building shall have a service and trash removal area(s) which shall be fenced, walled or bermed from public view, and provide access which does not conflict with pedestrian circulation. Trash shall be inaccessible to wildlife. Fencing or walls shall be compatible with the materials and forms of the building.
Walls and Fences
Within the Village, adjacent to the plaza and mall, walls shall conform with the colors, textures and forms of adjacent buildings and be of rock, plaster, or tinted concrete. Wood fences shall not be used in the Village.
Patios and Decks
Paving material for patios and decks adjacent to the Village pedestrian street shall be similar to, and compatible with the pedestrian street paving material in both color and size. Paving material shall be red sandstone unless an alternative material is approved by the Design Review Board.
Chimneys, Flues and Roof Vents
Chimneys and flues shall be designed in such a manner so as not to cause fumigation of ground level areas or adjacent buildings during downslope wind conditions. Chimneys should be located high on the upwind side of the building.
Vents and flues shall not be exposed galvanized pipe, but rather attempts shall be made to group these roof projections and conceal them from public view. This can be done by enclosing them in forms compatible with the structure.
Building siting within the village is critical due to the close integration of public spaces and adjacent buildings.
This relative tightness of spaces within the comrrercial core area has been established to create the scale cf the pedestrian village. It is important to consider the "void" or exterior spaces between buildings which will provide the public spaces, streets, and arcades within the Village. Study of these areas should include evaluation of mass models which describe the surrounding buildings, as well as the building under consideration.
There shall be no drainage across neighboring property lines without approval from the Design Review Board.
Within the Village, curbs and gutters are to be used only when severe drainage problems are present. Runoff from impervious surfaces, such as roofs and pavement areas, shall be directed to storm sewers, to natural or improved drainage channels, or dispersed into shallow sloping vegetated areas.
Paths and Walkways
Paths and walkways provide the critical pedestrian connections of the Village. Every project must include the design of convenient pedestrian routes as part of an integrated master plan system for Beaver Creek.
Walkways should include points of interest, activities, and design features along their routes. Fountains, benches, sculpture, bridges, and archways should become part of the pedestrian experience. Vertical changes should be accomplished through ramps or stairs with 6 inch risers and 16 inch treads to accomodate ski boots. Major routes should be a minimum of six feet in width and lighted for evening use.
Landscaping and Plant Materials
Landscape scale and overall landscape de-siqn shall be developed so that one senses that new veoetation is intenral with the natural mountain landscape and the inherent form, line, color and texture of the local plant communities. New plantinn should use plants that are indeqenous to the Rockv Mountain alpine and suh-alpine zones and should he located to extend ex-istino canopv edqes or planted in natural lookinq qroups. Ornamental plants are recommended onlv for locations directlv adjacent to buildino masses or in court-vards. Manicured or qroomed vards shall be within areas defined bv buildinqs, fences, walls or other defined edoe modifications so that the visibility of these yards is limited to the adjacent btiildinq.
Commercial Space Design Concept
The noal is to make the Villaqe appealinq and to achieve a consistent imaqe which will endure. The Beaver Creek architects and desiqners have been charqed with de-elopinq a unifvinq theme which expresses this timelessness.
Ultimately, the tenants are the life of the Villaqe and it is their activities for which malls and courtyards provide the settinq. The vitality envisioned cannot be captured with stereotyped desiqn. For that reason, riqid standardization will not be imposed on the individual tenant, but rather the Desiqn Review Board will require that all projects strive for desiqn excellence.
In this context, there is ample room for creativity on the part of individual tenants. Variations in huildinq orientation, exposures, and chanqes in the qrade levels prov-diverse opportunities for imaqinative des~ iqns. To insure that tenant improvements are consistent with architectural theme desiqn standards, all plans for storefronts, siqns and interiors must be approved bv the Desiqn Review Board.
The following regulations apply to all com-ercial locations and shop fronts within the Village:
The materials of the exterior facing related to the shop front must be consistent or compatible with the exterior materials of the associated building.
All facings must include a good transition where they meet that of the building or an adjoining tenant.
Window openings should be in proportion with the scale of the buildinn with a strong harmony between storefront openings and overall building architecture. Detail elements of the storefront, such as door and window hardware trim work,display cases, mail boxes, etc. will have no restrictions as long as they meet the Design Review Board's requirements of durability and quality of design.
All doors must be recessed so that they do not project beyond the face of the storefront when in an open position. Exterior furnishings and art work including exterior displays, sculptures, planters, etc. are encouraged and permitted with approval.
The varying character of the Village dictates certain differences in storefront treatment. Bay windows, canvas awnings, planter areas and other imaginative designs are encouraged.
Public SDace Entrv and Lohhv 1,600 so. ft.
Ski Storane 1,000
Circulation (9 15% 420
Commercial Snace 10 Retail shops (9 1000 sq. ft. 1,220 sq. ft. 10,000 sq. ft.
Guest Room Snace 120 rooms @ 450 sq. ft./ room 54,000 sq. ft.
Circulation @ 25% 13,500
General Services Manaaers Office 67,500 130
Assistant Manager 100
Accountina 1 50
Linen Storane 300
Employees Toilets and Lockers 660
Records Storage 250
Furniture Storaqe 250
General Storane 200
Maintenance Shop 400
Boiler Room R50
Fan Room 750
Electrical Room 150
Circulation (9 15% 644
Food and Beverage
First Dininq Room Second Dininq Room Main Kitchen
Bar and Cocktail Lounne (120 seats)
China, Glass, Silver
Men's Public Toilets
Women's Public Toilets
Circulation (9 1596
Conference area Small Meetinq Room
Recreational Amenities Spa
Handball Court Men's Showers, Toilets Women's Showers, Toilets Exercise Room Circulation (9 2096
Hotel Sub Total:
Hotel 0.5 per room Shops 1 per 1000 sq.ft. Restaurant/Bar 1 per 10 seats Manaqement/Staff
Parking Subtotal @ 320 sq. ft./ space
1.800 sq. ft
1.800 350 200 200 180 300 350 100 600
9,177 sq. ft.
800 sq. ft.
1,500 sq. ft. 925 200 200 550 675 4,050
Space Type: Entry / Lobk^ Function:
Number of Units: j Square Footage: |
Activities: Â£^^1 *
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Because of the hiqh density of the Villaae core, Beaver Creek has specified all vil-laqe construction shall be T'/pe 1.
Allowable Floor Area unlimited
Maximum Heinht of Buildino unlimited
Ceilino heinhts Habitable space Kitchens, halls, bathrooms Exposed beam ceilino members (less than 48" O.C.) For slopinq ceilinos, prescribed ceilino heinht required in 1/ / area of room. minimum 7'-6" 7'-0" 7'-0"
Floor area At least one room per unit Other habitable rooms besides kitchen minimum dimension minimum 150 sq.ft. 70 sq.ft. 7'-0"
Every sleepino room below the fourth storv shall have at least one operable window for emernency escape or rescue. Windows Net clear openinq Net clear openinn heinht Net clear openinq width Sill heiqht minimum 5.7 sq.ft. 24" 20" 44"(max)
Lioh*. Ventilation. Sanitation
All ouest rooms shall be provided with natural liqht bv means of exterior nlaz-ed open inns. Glazed openinn Openable openinn Bathrooms, water closets, laundry rooms Openable openinn 1/10 of floor area(min 10 sq. ft.) 1/20 of floor areaimin 5 sq.ft.) 1/20 of floor area(min 1.5 sq.ft.)
Yards and Courts Yard width
Access to Buildings and Facilities
Buildinns containinq more than 20 quest rooms shall be accessible to the phvsicallv handicapped bv a level entrv, ramp or elevator.
Type I Fire-Resistive Buildings
Definition- the structural elements in Type I buildinqs shall be of steel, iron, or masonry.
V/alls and permanent partitions shall be of noncombustible fire-resistive construction except that permanent non-bear-inq partitions of one-hour or two hour fire resistive construction, which are not part of a shaft enclosure, mav have a fire-retardant treated wood within the assembly.
The second story shall be provided with not less than two exits when the occupant load is 10 or more. Occupants on floors above the second storv and in basements shall have access to not less than two separate exits from the floor or basement.
The total width of exits in feet shall be not less than the total occupant load served divided by 50
If onlv two exits are required, thev shall be placed a distance apart of not less than one half of the lenqth of the maximum overall dianonal dimension of the buildina or area to be served measured in a straiqht line between the exits.
The maximum distance to travel frr>m anv point to an exterior exit door, horizontal
3 ft. + 1 ft. for each story over two storvs
1 for each 100 units or fraction thereof 32 in. minimum
exit, exit passaoewav or an enclosed stairway in a buildino eouipped with an automatic sprinkler svsterh shall not exceed 200 ft. This distance mav be increased by 100 ft. when the last 160 ft. is within a corridor.
Exit doors shall swino in the direction of exit travel.
Corridors width heioht
Dead end corridors
Stairwavs Width 50 or more occupants 49 or less 10 or less (private) Rise Run
Landinqs Doors on landinqs mav not decreasr width of landinn bv more than 1/2 reqd. width
Ramps Ramps havinq slopes steener than 1:15 shall ha'/e landinqs at top and bottom and intermediate landinqs for each 5 ft of rise. Landinqs Too Bottom Handrails required for slopes over 1:15.
Snow loads in ecess of 20 PSF may be reduced for each deoree of pitch over 20 by R, as determined hv the formula:
where Rs = Snow load reduction in PSF per deoree of nitch over 20. S = Total snow load in PSF
4" min.,7.5 max.
not less than width of stair
min 12 ft. vertical between landinqs slope max. 1:12
5 ft. min width
6 ft. min width
Rs= S/40 -.5
RC Resort Commercial Purpose :
Maximum Building Height Parking Requirements:
To provide accomodations, commercial space, recreational amenities, and park-inn consistent with the needs of a year-round resort villaoe.
I.odoe rooms, apartment accomodations, condominiums and commercial
No minimums except sufficient to accomodate utilities, drainane, access, fire code regulations, and flood plain of live streams, except where noted on plans.
55 feet except for architectural features such as towers, steeples, etc. as judged appropriate bv the Eaole Countv Zoning Administrator.
Hotels and Lodoes Condominiums Commercial Space Restaurant
0.5 spaces per unit
1.0 spaces per unit
1.0 spaces per 1000 so.
1.0 spaces per 10 seats
In the determination of parkino requirements fractional values will be carried to the sum sum which sum will be carried to the next highest integer. Parking will be provided on site or within tho zone district.
Arahen, E., Resort Hotels. Planning and Management. Rheinhold. New York
Bloomer, Kent C. and Moore, Charles W. Body. Memory, and Architecture. Yale University Press. New Haven.
Cullen, Gordon. Townscape. Architectural Press. London. 1961.
Davern, Jeanne M. Places for People. McGraw Hill. 1976.
Limerick, Jeffrey. America's Grand Resort Hotels. 1979.
Lawson, Fred. Hotels. Motels, and Cond-miniums. 1976
Safdie, Moshe. Form and Purpose. Hour|hton Mifflin. Boston. 1982.
Simonton, June. Beaver Creek. The First One Hundred Years. 1984.
Tuan, Yi-Fu. Space and Place. University Press. Minneapolis. 1977.
Dreher, Jann. "The Boulder Performing Arts Center". 1985.
Grant, Daniel. "Northslope Village". 1984
Hill, Eric. Stein Erickson Lodge". 1982.
Wallick, Steve. "BeaverCreek". 1978.
"Resort Hotels". Architectural Record. December, 1969.
"Fantasv and Convenience". Architectural Record. June, 1984.
Beaver Creek Resort Co. Beaver Creek Design Regulations. 1979.
1. heaver Creek, 1st 100 Years, p- 11 7. heaver Creek I lesion Copulations. p. 1
3. Body, i ienorv, and Architecture. n. 106
4. Form and Purpose, p. 105
5. Architectural Record. 6/i*4. p. 1 Z3
c-7- " " 12/69 p. 120
Beaver Creek Desiqn Requlations. pp.1-5 History
1. Beaver Creek, 1st 100 Years, p.70
2. it n ii ii ii p.75
1. "Beaver Creek", thesis
2. ii H ii
3. Beaver Creek Desiqn Reaulations. p.26
4. Soil Report, Chen and Associates.
"Beaver Creek", thesis
Beaver Creek Desiqn Requlations
Sonnenalp Proqram bv ?
"Northslope Villaqe", thesis
Beaver Creek P.U.D.
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