HomeMy WebLinkAboutFEEDER SUPPLY - PDP - PDP130012 - REPORTS - CORRESPONDENCE-HEARING (8)provide access to and from the building, mail areas, elevator, stairs, halls and
courtyard. Most importantly is that there be a minimum of 10 ft. in front of the
elevator door for those waiting with bicycles to use the elevator to gather at and be
- out of the way -so that those getting off of the elevator with bicycles can do so (see
Attachment 8).
Recently the City of Fort Collins adopted an ordinance requiring one bicycle storage _-
space per bedroom and 60 percent of bicycle storage space to protected and secure.
The way we have chosen to meet this requirement is by providing a "sports
equipment alcove" inside every. apartment -unit. Such "sports equipment alcove"
would have a roll -down door, tile or laminate floor, fiberglass walls and adequate
vertical clearance for hanging bicycles, as well as storing skis and kayaks.
All halls and areas where bicycles will be going opposite directions, need a
minimum of 5 ft. for convenient_passage, including stairs and lobby areas.
All doors should be a minimum of 3 ft. wide except for the ground level building
entry, which should have two 3-ft. doors, both operable.
The minimum size for the tower/lobby dimensions is 2008 ft. Recessing the entire
tower/lobby, besides being an ugly mistake fiom a design standpoint, would result in
elimination of windows and decks -for six apartment units, which is, of course,
unacceptable. _
There are numerous long buildings both in Old Town and on Willow Street with an
average length of 186 feet -in Old Town and 204 feet on Willow Street. Most of
these buildings have no -central element to split the mass (see Attachments 9, 10 and
We are proposing splitting mass with a glass and steel tower/lobby which protrudes 2
ft. with a gable roof cupola. There are numerous examples of buildings using a
protruding central tower element for essential functional purposes as well as to split
the mass. In addition the tower, as proposed, emulates classic mill architectural
designs both locally and out of town. (see Attachments 12, 13 and 14).
An additional advantage of the gable roof cupola is that it provides access from the
interior fourth floor vaulted ceiling area to the elevator top machinery, which
otherwise would have to be accessed from ugly alternative rooftop access. structures.
In conclusion, this new structure, the Apartment Building, is compatible with -the
historic character of the adjacent historic property, namely the Mill Building and
Warehouse Addition.
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The side -light windows are desirable from the standpoint of safety and being able to
see if someone is on the opposite side of the door before you unlock the door
(especially, of course, during off hours).
As proposed, adding a door with side -light windows is essential for the successful
adaptive reuse of the Warehouse Addition, and has_no.negative impact on the _
character defining the features.
D. Warehouse Addition Fire Sprinkler Door
It is essential for the successful adaptive reuse and of the Mill Building and the
Warehouse Addition, and for code requirements, that the building be fully fire
sprinklered and related to that, have a fire sprinkler room. The fire sprinkler room is
located at the north end of the Warehouse Addition with access steps and an access
door on the east side of same. These east steps and door will be well hidden from
view by landscaping (see Attachments 5 and 6).
An alternative location for this door would be the north end of the mixed -use
building, however, this would involve ripping out about 10 or 12 ft. of original wall
and placing a steel header in such wall in order to adequately recess this alternative
entrance from a required 28 ft. drive that it would front on.
It would seem like the alternative we have proposed would be preferable in terms of
a successful adaptive reuse of the Warehouse Building, because it provides access to
the required fire sprinkler room but has much less negative impact on building and
because it has no impact on its character -defining features.
E. Warehouse Addition's Sliding Door
The sliding door is adequate for its current use, which is access to a hay and feed
storage warehouse (see Attachment 6).
It will not be adequate from a functional standpoint nor will it meet handicap
accessibility requirements or energy requirements, when the Warehouse Addition is
being adaptively reused as a restaurant. The photos attached showing the substantial
gap between the door and the building, as well as a broken track roller. (see
Attachment 7).
We would propose that this historic sliding door and historic steps be preserved in
their current state, however, be secured and insulated, as code requires, and be
maintained as a nonfunctional design attribute of this building (similar to what is
planned for the West Mill Building stairs, dock and door).
F. Apartment•Tower/Lobby
It is -essential that the Apartment tower/lobby protrude 2 ft. in order for thereto be
adequate space in the lobby areas, at every floor, to accommodate bicycles and, to
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The benefit of three windows on the west side is that they will not be street facing
but, rather, will face internally into the project (see Attachments 2 and 3).
The sizes of the Mill first floor windows are: two 36x80 inches, two 45x80 inches,
and two 37x72 inches.
The one second -level east -facing window is 44x65 inches and is the Mill's smallest
- window. It would seem most appropriate that this small sized window would be the
— size of the three additional new windows we -are proposing.
The original window style we proposed included a simple lintel and sill, however, in
response to an LPC request, we simplified the window, eliminating panes, lintels and
sills, and using a fixed glass or casement window.
An alternative would be to add the simple detail of a stucco sill.
The three windows we have proposed are different than the existing Mill windows
but complementary. The three windows proposed are essential for successful
adaptive reuse of the second level as a banquet/conference room and such
- - modifications do not negatively impact the character -defining features of the Mill.
B._Indoor-Outdoor Patio_
With regard to the concern about the type of roll -up glass we would be using,
attached please find a possible example. Our goal, for the roll -up glass windows, is
for them to be entirely transparent, with the exception of minimal hinge fittings.
There are many architectural roll -up window choices available today, which -
accomplish this result (see Attachment 4).
C. New Warehouse Entrance
A new access door is required for fire exit, handicap access and general access to the
building core, which is stairs, elevators and restrooms, and is essential for a
successful adaptive reuse of the Mill and the Warehouse Addition. Also it is very
important for office users to have access to their premises when the restaurant is
closed (see attachments 5 and 6).
It should be noted that elevator and stairs were moved out of the Warehouse
Addition west into the Addition in order to avoid any impact from -same on the "
Warehouse Addition.
Door could be storefront glass with side -light windows, like we have shown.
Or it could be storefront glass with no side -light windows.
- - -Or it could be -a wood or wood -like composite door with half glass -and side -light --
windows.
CAUsersVon\Documents\My Docs 071210\Feeders\P & Z\Clatifications and Questions memo 080613.doc 28/7/2013 8:25 AM
To: P&Z, Ted Shepard, Karen McWilliams, Heather Peterson & Ann McCleave
From: Jon Prouty
Re: Clarifications and Questions Discussion
Date: August 6, 2013
Clarifications
P&Z is the decision -maker based on LUC 3.4.7: Modifications to Feeder Building shall
provide for preservation and adaptive use [Restaurant] of building and also shall protect
and enhance building's historical and architectural value. In addition, new structures
(West Addition, Indoor -Outdoor patio and adjacent apartment) must be compatible with
the historic character of the Mill Building.
Historic Structural Assessment (HSA) specifies seven character -defining features of The
Mill, which are: front fagade, parapet wall, gable roof, cupola, historic windows,. .
historic sliding doors and stucco finish.
P&Z makes the decisions based on the foregoing with, but with consideration of the `—
comments from Staff, State, Landmark Preservation Commission (LPC) and Historic
Structural Assessment (HSA).
State comments are: "The addition and other alterations [to the Feeder Building] will not
negatively affect the designation (contributing building) status of the historic building [
..the Feeder Building]. The historic portion would be contributing to the District and the
Addition would be noncontributing, even though it's attached." (Heather Peterson)
LPC comments are: changes that have been made are very satisfactory. (see Attachment
1)
HSA comments are: "...adaptive reuse [of Mill Building]... will require some alterations
to the building envelope, i.e., addition of windows and doors (to be kept to a minimum)
required for functional adaptations and code enhancement."
2. Design Questions Discussion
A. Three second -level west windows.
Additional daylight is essential for the second level to be adaptively reused
successfully as a restaurant/banquet/conference room.
Five additional windows would be most desirable (two on the.east and three on the
west, however, three on the west will be adequate. i
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