HomeMy WebLinkAboutTHE OVAL FLATS - PDP - 26-08 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESN.
The Oval Flats Design Narrative - 2
To enhance the pedestrian experience, the main level on both the Howes and Laurel streetscapes will also have
sunscreen awnings, brick accent detailing, a strong repetitive fenestration, and a clearly defined brick cornice
element at the top of the parapet where the upper three levels of the building then step back. The residential
units above will be a mixture of true cement stucco and 5" exposure horizontal lap siding to reflect materials
and textures used in the surrounding residential structures. These materials are also broken up by the use of
color on corresponding massing elements. The corner of the building has been pulled into the building to create
a plaza and open the view corridor from Howes Street facing south.
The use of the proposed slightly sloping roof forms serves to fulfill the client's desire to have a modern yet
timeless upscale mixed use building to attract both residential and commercial tenants. The vertical facade
masses are articulated with strong base elements, a repetition of horizontal planes on top contrasted by larger
planes with corniced parapets. The corner element of the building uses a blond brick to tie in the campus
building across the street, flanked by massive vertical planes that echo the large stone plane utilized across the
street at the Danforth Chapel.
While gabled roof forms were encouraged by City staff at the first PDP submittal, the design team explored
options for this treatment to the top of the building. The team felt that that gable roof forms felt forced, and
made the project look more like a hotel chain rather than an upscale mixed -use building, while also increasing
the overall height of the building.
It has also been discussed that because of the TOD Overlay Zone/Mason Street Corridor area, it is likely that
some other adjacent properties surrounding the site will be redeveloped in years to come. It is our belief that a
new facility should not mimic architectural elements which may not be relevant in the near future.
In summary, we feet the proposed building design is setting an enhanced standard of quality for future projects
or redevelopment in the area because the existing architectural character is not definitively established, or is
not consistent with the purposes of the Land Use Codes. In this proposed design we have achieved
compatibility through use of repetitive roof lines, similar window patterns and use, and color and texture of
building materials similar to those existing in the immediate area of the proposed infill. It is our intent to not
compete with these existing styles based upon old technologies and obsolete design elements, but to create a
design that can support itself on its own merits.
Sincerely,
ALLER.LINGLE•MASSEY A CHITECTS P.C.
[an D. Shuff, AIA
/IS
Alter•Lingle•Massey Architects P.C.
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ARCHITECTS
P.C.
November 19, 2008
Ms. Anne Aspen
City of Fort Collins
Current Planning Department
P. 0. Box 580
Fort Collins, CO 80522-0580
RE: The Oval Flats Design Narrative
Fort Collins, Colorado
Project No. 0758
Dear Anne:
The following is a description of the site context concept of this design and a narrative to explain the thought
process that was utilized for the proposed Oval Flats project.
Site Context
The proposed site of this mixed -use infill building is located at the northwest corner at the intersection of
Howes and Laurel Streets. The surrounding context is truly a "mixed bag" with no clear or predominate
architectural character. To the west of the project, there is a 2-1/2 story bungalow style apartment building
directly adjacent with 2- and 1-1 /2-story residential rental properties beyond. To the north, there is a 2-story
house converted to a business with an attached 1-story addition, and the large, 5-story concrete CSERF building
designed in the Brutatism style beyond. Across the street to the east are 1-1 /2 and 2-story residential rental
properties with a mix of early 20th century styles. To the north is the main entrance to Colorado State
University campus via the Oval and a mix of prominent buildings including the classical/Greek revival styled
Guggenheim Hall to the southeast, the mid-century modern, Danforth Chapel directly across the street and the
blond brick, Mission styled, Ammons Hatt, to the southwest. The result of this surrounding context is that there
is no one distinct architectural character or building typology.
Design Compatibility
Regarding Building and Project Compatibility in section 3.5.1 of the Land Use Code and Mixed -Use Institutional
and Commercial Buildings on section 3.5.3, we propose the following:
Building design will utilize traditional blond and red brick at the main level and corner element. These
materials were selected based upon site surrounding palette of materials taken buildings such as the CSU
Guggenheim and Industrial Sciences building across the street and the residential character of the
neighborhood.
712 WHALERS WAY • BLDG. B, SUITE 100 • FORT COLLINS • COLORADO • 80525
(970) 223-1820 phone 9 (970) 223-1833 fax • office@after-tingle-massey.com • www.aller-lingle-massey.com ■