HomeMy WebLinkAboutFEEDER SUPPLY - PDP - PDP130012 - REPORTS - PLANNING OBJECTIVESI
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The core for the elevator and the stairs will be located centrally within the tower element, so light
will pass completely through the glass front and the glass rear of the tower. At sunset the front
of the tower will be illuminated through the rear and front glass. At night the house lighting of
the lobbies will illuminate the tower. The result, we believe, will be stunning aesthetically.
The tower will also perform the function of a major "glass break", dividing the mass of the
apartment building into a south portion (which steps down toward the Mill, and is 79 feet distant
from the Mill Building) and a north portion.
Furthermore related to the apartments being a modern interpretation of a mill building, we
changed the first level street -front glass to storefront glass appropriate for retail and office uses
in the future, simplified the cornice, changed the other glass to casement windows, and reduced
the window detail (brick sills only). The base will remahi gray sandstone. Also we chose to keep
the three bands of red sandstone because they are historically typical for mill buildings, and they
represent a subtle but elegant architectural feature. t
Feeder Supply Proiect
WEST ADDITIONS DEMO NARRATIVE
(Updated June 24, 2013)
It is not feasible to rehabilitate the West Additions to the Feeder building (four small
additions/rooms) in accordance with City, State and National standards, because a) these
additions were very poorly designed and constructed and b) attempted rehabilitation of such
additions would be a failure because of footing, foundation, slab, wall and roof problems which
would be encountered. Essentially they would have to be totally rebuilt.
Also, these additions have not acquired any substantial historic significance in their own right.
They were used for miscellaneous storage, however, primary storage for the business has always
been in the large and structurally sound Warehouse Addition immediately adjacent to the Mill
Building.
And most importantly, the demolition of these structures will permit a successful plan to go
forward for the property including the compatible adaptive reuse of the Mill Building and
Warehouse Addition as a destination restaurant and other commercial uses, and a complementary
industrial -style Apartment.
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Apartment is designed to be compatible with, but not similar to, the historic character of the
Feeder building and other historic industrial buildings in the River District.
Apartment is comprised of 23 two -bedroom units, 23 one -bedroom units and 8 studio units.
Each unit (except studio apartments) has a private deck, one vehicle parking space and an
innovative "sports equipment alcove" within each unit for the secure storage of bicycles, skis,
kayaks and other sports equipment.
Apartment is designed with three stories residential over a ground level comprised of a)
residential studio units front on Willow, which are designed to be converted to retail space when
the market justifies, b) under -building parking to the rear of same and c) a large landscaped
courtyard area adjacent to main -level lobby for informal outdoor socializing.
The central tower element was always an important part of traditional mills from a functional'
standpoint as well as an aesthetic standpoint. And the same is true of the central tower element
we are proposing as well.
A huge design consideration is that the City has recently adopted some requirements for secure
bicycle storage. We are going to meet them by providing a 4 feet by 5 feet or larger "sports
equipment alcove" right at the front door to each apartment unit, and we are designing the
lobbies and halls with the extra space required for up to 69 residents coming and going with
bicycles. The main level lobby has to have 10 feet minimum clearance between the front door
and the elevator door to accommodate bicycles waiting for the elevator, as well as bicycles
heading for the stairs. The elevator inside cab dimensions cannot be less than 6 feet by 7 feet to
accommodate at least three or four bicycles, which results in the elevator shaft outside
dimensions being about 8 feet by 9 feet (assuming remote elevator mechanical room). In
addition at the main level there must be room for mailboxes and six access doors (two to the
stairs, two to the garages, and two to the courtyard). At upper levels four access doors are
required (two to the stairs and two to the unit access halls). The result is a minimum central
lobby — tower element of 20 feet wide by 38 deep. Accordingly we have designed the lobby -
tower element as small as possible to successfully accommodate performing the functions
required.
Staying with red brick but changing from brick to glass and steel for the central tower element
will both be an accurate modem interpretation of a mill building and a stunning architectural
design which, we believe, will set a high standard, both historically and aesthetically, for future
Willow Street development.
The gable roof on the central tower element is classic for mill design and it provides for the
space required at the top of the elevator shaft for elevator top machinery. In addition by vaulting
the ceiling at the fourth level, access can be provided to the to the elevator top machinery from
inside rather than requiring an ugly roof access door and structure. Gable roofs on mill building
towers are common in general, and also common on Willow Street. See Attachments 6 and 7.
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impact the Mill Building. It is anticipated that the restrooms, as well as major HVAC and
mechanical equipment may, in the alternative, be located in new basement space.
The elevator and stairs will provide access to the second level banquet/conference room in the
Mill Building, as well as second level office (or possibly restaurant or residential) space in the
new Addition, however, they will not impact the Mill Building in any way, except for one
second level access doorway.
The Addition will be constructed from light gray brick and stucco with a medium gray parapet
wall, base and cornice, and with white windows, to be complementary to the existing Mill
Building but not similar, and in order to have its own integrity as an independent structure built
at a later date. The Indoor -Outdoor Patio will have a flat roof and will be constructed from
industrial -style steel and glass with a minimal profile a) to allow maximum view of Mill east
wall and b) to reflect the different eclectic industrial style of Willow Street buildings.
Our goal is to complete Willow Street right-of-way improvements, at least along the 325 ft.
Willow frontage to the project, contemporaneously with our Feeder's project which would
include diagonal parking in the middle of the street and parallel parking on both sides of the
street, providing about 50 new finished parking spaces in addition to about 50 existing Willow
Street "unfinished" parking spaces. On completion of the entire planned Willow right-of-way
improvements, there will be 220 parking spaces on Willow between Lincoln Street and College
Avenue. Li addition, there are 79 existing parking spaces on Linden between Jefferson and the
river and 16 parking spaces on Pine Street.
Our goal is to create a major destination restaurant and/or other commercial uses just one block
from Old Town and to do so with minimal alterations to the Feeder Mill Building and with a
sensitive and a complementary addition, which allows 210 degrees of view (from north and
south on Willow Street and from east and west on Linden Street) of all of the distinctive and
historic architectural and design features of the Mill Building.
Feeder Supply Project
APARTMENT NARRATIVE
(Updated June 24, 2013)
Summary
Our plan is to build an Apartment Building based on the design of an elegant tum-of-the-century
mill building, which would front on Willow and be located to the north of the Feeder Supply
Restaurant. Very importantly, we believe that this will establish a historic -industrial
architectural theme for redevelopment on Willow Street, which is consistent with this zone's
historic and current uses (Ranch Way Feed, Lindell Mill, Harmony Mill, Fort Collins Sugar Mill
(on Riverside, demoed), Union Pacific Freight Depot, Rocky Mountain Grain and Coal Mill,
Feeder Supply, Giddings Machine Shop, Municipal Power Plant), and is appropriate given this
--- — —neighborhood''-s-inclusion-in-a-national-historic-district: —
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Feeder Supply Project
RESTAURANT/COMMERCIAL USES NARRATIVE
(Updated June 24, 2013)
Summary
Our plan is to a) rehabilitate the existing Mill Building and Warehouse Addition, b) demo the
existing West Additions (four small additions/rooms which are structurally deficient and are least
historic) and c) add a new Addition on the west of the Mill and Indoor -Outdoor patio on the east,
so a compatible adaptive reuse of Feeder Supply can be achieved as a destination restaurant
and/or other commercial uses (including possible distillery or winery tasting room)..
Although the Feeder Building is located only one block from Old Town, it will not be a
restaurant you happen upon while you are at your "Old Town" destination. Accordingly,
Feeder's Restaurant will not be a typical smaller Old Town restaurant, but will be large enough
to be successful as a destination restaurant. The City specifically recognizes how important it is,
for development in the entire River District, to have "destination uses" which people seek out
and go to (Advance Planning, River District document).
The Mill Building, first and second levels, will be used primarily "as is" for seating and tables.
And the present existing west Mill door and scale will be part of the Front Patio area but will not
be used for access.
A window on the west side of Mill will be converted to a door for patrons and service people to
have access from the new addition into the Mill dining area. Two other doors, located at the
north and east sides of the Mill Building, will be used "as is" with no alterations. It is essential
for the compatible adaptive reuse as a restaurant that all three doors be usable and open as
passageways for the flow ofpatrons and service people.
The Mill Building first level dining room will be stunning with a 9-foot ceiling and massive post
and beam construction adequate for supporting hundreds of tons of grain above.
The Mill Building second level is where the grain bins are located. The partitions between grain
bins will be removed to create an extraordinary second level banquet/conference room with a
two-story vaulted ceiling and natural lighting from one existing window on east (Willow Street)
side and three new windows on west non -street -fronting side.
The main entrance will be in the new Addition off Linden Street through a front patio area,
entering a reception and bar seating area, and from there through an entrance to Mill dining room
seating. The north half of the new Addition will be used for kitchen and storage. All restaurant _
equipment, plumbing, mechanical and the like, will be located in the new addition and will not
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LAGUNITAS
C 0 M PA N I E S
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the form of sidewalks to be maintained by apartment management company
and restaurant.
P. Estimated 60 employees for Restaurant and 4 employees for Apartment, after
both are constructed.
Q. Assumptions:
1. That restaurant owner will appreciate the extraordinary historical
uniqueness and value of Feeder Supply as a restaurant site.
2. That unique destination restaurant at this location will be an attractive
restaurant to go to for consumers.
3. That relatively smaller one- and two -bedroom apartments, together with
decks, parking space and secure bicycle storage, will be an apartment
product that will be attractive to the market.
4. That decision -makers will find the Feeder Supply Building with two
additions and demoing a small amount of structurally deficient square
footage with little historical significance, to be in an acceptable and
extraordinary compatible adaptive reuse for this site.
5. That decision -makers will find the design and architecture of an apartment
building in the style of a turn -of -the -century mill building to be exciting
and appropriate for the River District area
R. See three enclosed narratives, each of which addresses respective project
descriptions criteria and objectives:
1. Restaurant/Commercial Uses Narrative
2. Apartment Narrative
3. West Additions Demo Narrative
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1. -
F. Location of residential development close to many private sector and
government sector employers in order for employees to be able to get to work
by bicycle or on foot. This goal is coupled with the reality that most
apartment dwellers will have a car and therefore we will include one parking
space per apartment to provide for this reality.
G. Related to the Apartment, we have developed an exciting new concept in
bicycle storage, which is for every apartment to have, conveniently located as
you come in the apartment's front door, a "sports equipment alcove" designed
specifically for storage of bicycles, skis, kayaks, etc. Also, Apartment will
have 5 ft. wide halls and larger elevators in order for the convenience of
getting one's bicycles from his apartment to the street.
H. Private open space in the form of decks for every apartment unit and in the
form of a rear common courtyard outside the main lobby/mailbox area for
informal gathering and socializing.
Public open space in the form of two major outdoor patios for the restaurant.
J. Landscaping of the courtyard and the balance of the, project will make use of
low water intensive plants and hardscape in order to make efficient use of
water resources.
K. The innovative design of the apartment building emulating a turn -of -the -
century industrial mill building is very important in both honoring past and
existing industrial uses along Willow Street and establishing the precedent for
redeveloping in this genre, complementing such existing industrial buildings
as Ranch Way Feeds, Harmony Mill Building, Union Pacific Freight Depot,
Feeder Supply, Giddings Machine Shop and Municipal Power Plant.
L. Attention to sustainability in the form. of balancing the objectives of human,
environmental and economic objectives. Human objective: attention to
lifestyle, health and recreation considerations, in particular being able to bike
or walk to one's destination. Economic objective: Construction, restaurant
management and other employment in both restaurant and apartment
management jobs. Environmental objective: some on -site water quality
design features, low water requirement grass and landscaping, and Green
Building Code considerations.
M. Creating affordable housing by efficient building and relatively smaller
apartment sizes.
N. Compact infill development.
O. Decks to be maintained by residents. Apartment courtyard to be maintained
_ by HOA._Restaurant _patios to be maintained restaurant. Public
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Feeder Supply Project
STATEMENT OF
PLANNING OBJECTIVES
I.
Project Summary
The Feeder Project involves a) the compatible adaptive reuse of the historic and
structurally sound Mill Building and Warehouse Addition as part of a destination
restaurant or other commercial uses, b) new Additions to same, which are essential to
permit its successful compatible adaptive reuse as a destination Restaurant or other
commercial uses, c) the demoing of the Western Additions, four small existing
additions/rooms which are structurally deficient and least historic, and d) construction of
an Apartment building on Willow Street adjacent to the north.
• II.
City Plan Principles and Policies, and Project Goals Achieved By Proposed Plan.
A. Preserve and protect the Feeder Supply Mill Building, as it is an extraordinary
and unique historic building located in the Old Town National Historic
District and the River District, immediately adjacent to Old Town. It is
extraordinary, in terms of architecture, history and structural integrity (except
for West Additions).
B. Compatible adaptive reuse of the Feeder Supply Building as a destination
restaurant or other commercial uses.
C. This compatible adaptive reuse of Feeder Supply Building is an important
example of sustainability.
D. Stimulate relatively dense growth in an infill area, the River District, with
economic benefits both for the River District and the adjacent Old Town Fort
Collins.
E. Intense residential development in the River District to provide more living
quarters proximate to Old Town jobs and other adjacent area jobs.
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