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Home My WebLink AboutPEC130008 Exterior Alteration Modification Written Request SUMAN ARCHITECTS April 2, 2013 Wall Street Building Renovation Major Exterior Alteration Application for PEC RE: Exterior Improvements to the Lazier Arcade Condominium Building-a.k.a.The Wall Street Building The new owner of retail and second floor office space is proposing to make significant upgrades and improvements to the existing Wall Street Building in Vail Village. Strategic expansion areas on the retail and office levels; new storefront infill for improved transparency; new accent siding areas; a corner anchor/entry element; and miscellaneous finish upgrades make up the bulk of the application. As it stands today, the Wall Street Building looks tired and lacks the presence of quality expected of such an important location in Vail Village. The current retail experience is cluttered, forcing pedestrians to navigate confusing architecture for entry to the structure. Goals of the proposed renovation are two-fold: one, improved clarity and transparency for the retail experience along Wall Street and two, improved quality, aesthetics, and hierarchy for the architecture. Acknowledging the established character of its surroundings, the proposed improvements pursue balance between prescribed precedence and additional flavor afforded by creative response to a specific structure's needs. Granting of this exterior alteration proposal will provide the Wall Street Building with the high quality upgrade encouraged by the Vail Village Master Plan. URBAN DESIGN CONSIDERATIONS A. Pedestrianianization The pedestrianization of Wall Street is reinforced by eliminating the cluttered colonnade space. The infill brings the retail closer to the existing Wall Street pedestrian stream for improved connection. With better transparency and building organization, the pedestrians along Wall Street will have better access to the retail experience. B. Vehicle Penetration The proposal has no effect on vehicle penetration surrounding the Wall Street Building C. Streetscape Framework The proposal clearly follows the suggested type of improvements in this section. "Infill commercial storefronts expansion of existing buildings, or new infill development to create new commercial activity generators to give street life and visual interest, as attractions at key location along pedestrian routes." The stepped infill of retail storefronts strengthen the void of the new building entrance providing a variety of spaces along the base of the building. D. Street Enclosure The bulk and mass above already exists, yet the retail base is setback, closed, cluttered, and dark. By pulling the retail forward as a transparent infill with proper interior lighting, the base of the pedestrian level of the building becomes understandable, inviting and bright. michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S E. Street Edge Given the dynamic design of Wall Street and the stepping footprint of the existing Wall Street Building, their shared irregular edge is strengthened with the proposed retail infill. F. Building Height The proposal has no effect on the current building height of the Wall Street Building G. Views and Focal Points The view corridor of the ski mountain is reinforced by the strengthened edge of the building edge. H. Service and Delivery Currently the existing alley along the south edge of the property is used for box storage and collects debris. It is inaccessible for vehicle or service use and is therefore useless. It is far more valuable to the Vail Village as retail space which is what is proposed. I. Sun/Shade The existing building massing and height will remain and therefore the proposal has no effect on the surrounding properties. However, eliminating the dark spaces along the retail level by pulling the entry and retail forward is a net positive. ARCHITECTURE/LANDSCAPE CONSIDERATIONS 1. Roofs As it stands, the Wall Street Building roof embodies the recommendations of this section and the proposal has no effect on the current roof design. 2. Facades Materials on the existing building are generally stucco with some brick columns and one wood siding accent area. Upgrading and enhancing this palette is proposed by replacing the failing brick with a new smooth stucco finish and giving it more depth for visual strength. An additional area of siding is also proposed at the NE corner element to reinforce it's importance. Stucco will still remain the dominant finish of the building per the recommendations of this section. The new stucco treatment is introduced as an organizing frame around the new storefront openings which are held to the back of the columns for depth. A new canopy has been introduced to provide shade, depth and detail to the new east facade. The highly visible northeast corner of the building and entry are very confusing and unresolved. Adding new materials, details, openings and guardrail design creates a strong corner anchor for the street intersection with completed retail fronts to the north and east. In addition, the strategic glass infill areas on the first and second levels reinforce the anchor element and provide needed importance for the building entry location while maintaining pedestrian circulation through it. Color for the new materials all relate to the natural environment yet hope to liven up the palette. The new color proposed for the existing textured stucco finish in a vibrant yellow. The new proposed smooth stucco color is a grey/beige, the wood siding is a richer brown, and the trim accent color will be a darker version of the siding. michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN ARCHITECTS Transparency is a critical part of this application. Replacing the lower level walls and colonnade with storefront provides the desired openness and attraction this section encourages. Offices on the second level currently have small repetitive windows which are contrary to their function and what is typical in the village core. A series of larger window openings will replace the existing smaller openings for better daylight to the interior. The window units in each group are then periodically divided with wood trim similar to existing second story window sections in the village. See photo group 1 for precedence in Vail. The new predominantly glass NE building corner element is achieved by extending the large retail sections of glass to the second level commercial. As stated in this section of the guide plan, "transparent store fronts are `people attractors" and inviting. Thus, the transparent treatment of both commercial levels at the NE building corner around the building entrance are very appropriate. Photo 2 in appendix A shows two story areas of glass on the Gorsuch Building similar to what is proposed. 3. Windows The existing column rhythm provides a natural grouping for the new lower level storefront areas. Each individual retailer will be encouraged to individualize their infill while working with the DRB on color and divide layout. The second level commercial "horizontal repetition of single window elements" is contrary to this section and their commercial function. The new larger second level window groups attempts to better transition the building window areas from the open retail level to the privatized residential openings on the third floor. 4. Doors The proposed doors are part of the storefronts and will have transparency. The final design of each will be developed with the DRB. 5. Trim Wood trim is proposed around most openings and groups. The east facing storefront infill areas, however use the stone columns to frame the openings. Specific details are intended to be resolved with the DRB. 6. Decks and Patios The proposal expands the existing second level deck off the south side offices. The shared deck is a result of the proposed alley expansion and affords a better environment with the additional area. 7. Balconies Currently, the Wall Street Building balconies embody the recommendations of this section and the proposal has no effect on them. They will be freshened up with a new brown stain color to match the siding color, however. The NE residential on the third level is proposed to have a new open metal guardrail to reinforce the uniqueness of the NE corner element by adding detail. 8. Accent Elements Signage and other accent elements will be addressed with the individual tenant improvement efforts and resolved with the DRB. michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S 9. Landscape Elements A net increase of 69 sq. ft. of softscape is associated with the proposed improvements. Specific details and design is intended to be resolved with the DRB. The only existing planter along the east fapade is proposed to be reconfigured while maintaining the same amount of softscape. 10. Service The building dumpster is currently screened by fencing and the proposal has no effect on this section. michael @sumanarchifects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S APPENDIX A PHOTO GROUP 1 -Second level commercial horizontal window sections r w� michael @sumanarchitects.com 141 East Meadow Drive,Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 o - N 'i � 3��1` ter`► Y�^ 4 r SUMAN michael@sumanarchitects.com Vail,141 East Meadow Drive,Suite 211 o 970.479.7502 • 81657 N � �II11111 VII � _�4 �II6 f i�ll +.wr••w- SUMAN - ...- \ �� •rrr•r � michael@sumanarchitects.com Vail,141 East Meadow Drive,Suite 211 o 970.479.7502 • 81657 n My�M ._..leli�dDllhfhDlill�flD, AAA t SUMAN ARCHITECTS PHOTO 2-Two story areas of transparency for commercial. michael@sumanarchitects.com East Meadow Drive,Suite 211 • 970.479.7502 Vail, • 81657 1