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HomeMy WebLinkAboutUNIVERSITY CENTER FOR THE ARTS - SITE PLAN ADVISORY REVIEW - 34-02 - REPORTS - RECOMMENDATION/REPORTUniversity Center for the Arts — Site Plan Advisory Review, #12-02 August 1, 2002 Page 6 Neighborhood Plan suggest that higher traffic generating uses are most appropriately placed in locations such as the subject property, that are situated at the perimeter of the neighborhood and along a higher capacity street Remington. CONCLUSIONS: After reviewing the University Center for the Arts Site Plan Advisory Review, File #12-02, staff offers the following conclusions: 1. The location of the University Center for the Arts addition is incompatible with the historic spatial relationships of the existing building, the park, the front lawn and the streetscape context, and the site and neighborhood. 2. The character of the University Center for the Arts addition is compatible with the historic building fagade treatment and materials found on the existing building and within the immediate neighborhood. 3. The extent of the University Center for the Arts, with regard to the proposed building square footage and operational characteristics, is compatible with the site and neighborhood. RECOMMENDATION: Staff recommends that the Planning and Zoning Board disapprove the CSU Center for the Performing Arts Site Plan Advisory Review, File #12-02. List of Attachments: A- Site Vicinity Map B- CSU Public Outreach Summary C- Addition Options Matrix D- Development and Phasing Schedule E- Development Plans University Center for the Arts — Site Plan Advisory Review, #12-02 August 1, 2002 Page 5 B. Character The proposed architectural style and building materials are effectively differentiated from the existing historic building, yet are compatible with its size, scale and architecture. The existing building is faced with red brick, and includes rich, Georgian and Federal style details such as the block quoining of buff -colored brick at the building corners and doors, and significant fenestration. New window placement and vertical elements appear to reflect the rhythm and spacing found in the original design. The majority of the new fagade covering is brick, with pre -cast concrete base and cornice details giving the building well-defined base, middle and top treatments. Precast concrete columns and metal detailing between the columns is reminiscent of forms found in the 1924 construction. Foundation plantings and landscaping adjacent to the new addition help break up the overall mass of the addition and better define pedestrian spaces. C. Extent The existing building includes a total of 156,916 sq.ft. of floor area. The new additions will provide an additional 28,830 sq.ft., for a total of 185,746 sq.ft. The majority of the new building addition, at 47.5 feet in height, virtually matches that of the main cornice line of the original 1924 building. The amount of overall building mass being added to the building appears to be consistent with the mass, bulk and scale of the existing building. The latest plans indicate the elimination of "fly' space above the prior performance hall space; this has reduced the height substantially from previous design iterations. The new addition will increase the impervious area of the site. This increase will result in an increase in storm drainage runoff, beyond what the system in place is currently capable of handling. In order to accommodate increased runoff, two detention ponds will be constructed on the north side of the site, immediately abutting Pitkin Street. A full traffic report has not been submitted to date, but preliminary summary information indicates that the surrounding street intersections will continue to perform at a satisfactory Level of Service upon completion of the project. No traffic signals, control measures or other facilities will need to be installed or improved as a result of the new use. Transportation policies found in the East Side University Center for the Arts — Site Plan Advisory Review, #12-02 August 1, 2002 Page 4 south to north along the facade) from Remington Street; with the 1953 addition having a relatively consistent 145-foot frontyard setback. The applicant's submitted plans and written materials suggest that three alternate placement options were examined during the design process: toward the east, north, and west of the 1953 addition. Of the three options, the applicant has chosen to pursue the addition toward the west for budgetary, programmatic and site design reasons. The applicant's alternatives analysis (please refer to Attachment C) suggests that this option would be the most cost effective and provides the best public access to the performance hall lobby. Also, the project designers assert that projection of the addition toward the street, creating an L-shaped building form, helps to better define the yard area in front of the historic 1924 building and. to visually "frame" the view from the park space across the street to the west. While a building addition to the west, in front of the 1953 addition, may be more cost effective and space efficient than the other options, the loss of the open area in front of the building and the resulting change in the spatial relationship of the building to the street, is not justified. Old Fort Collins High School expresses many of the ideals of the "City Beautiful" Movement that influenced urban the form of many cities across the nation during the first part of the twentieth century. Among the principles of the movement were carefully designed neoclassical buildings set in spacious landscaping according to a comprehensive master plan. Denver's Civic Center, Cheesman Park, are prime examples of the movement's influence in Colorado. William Bowman, the architect of record for the 1924 Fort Collins High School was an influential player in the movement, having been involved in the design and construction of the Denver City and County Building. Old Fort Collins High School is the sole remaining example of the City Beautiful movement in this community, beyond those within the boundaries of the CSU campus. The architectural style of the 1953 building addition has been criticized by some during discussions about the proposed addition; however, the architects of this previous addition carefully considered and honored the significance and design tenets of the overall high school master plan. While incorporating the programmatic requirements of the gymnasium and its support spaces, the 1953 addition respected the original building as the "primary facade" and the overall relationship between the buildings, the park, the front lawn and streetscape context, and the site and the neighborhood. Staff's position is that the appropriate way to maintain the significance of the 1924 primary building facade, and maintain the relationship between the building and the site, is to avoid placing any new additions in front of the plane created by the existing building. University Center for the Arts — Site Plan Advisory Review, #12-02 August 1, 2002 Page 3 Under the statute, if the Planning and Zoning Board disapproves the site plan, such disapproval may be overturned by a two-thirds vote of the State Board of Agriculture. Even though the old Fort Collins High School building has been designated as an historic landmark under Chapter 14 of the City Code, and even though the site was not exempted by annexation ordinance from City planning, zoning or landmarking laws, subsequent acquisition of the building by CSU exempts the site from compliance with City landmark regulations. Therefore, City review is limited to the location, character and extent review defined in the statutory requirements. Leading up to the Planning and Zoning Board public hearing on this project, Colorado State University Facilities staff and their consultant team attended three Planning and Zoning Board worksessions to present building models, floor plans, and photosimulations of the proposed building additions. Worksession discussions were held on April 26, May 10 and May 31 s' No City -sponsored neighborhood meeting was held as part of this application; however, Colorado State University conducted a separate public outreach program. Citizen comments were received through a variety of media: a dedicated project website, presentations to various FCHS reunions, postings to the CSU community, and multiple neighborhood meetings/open houses. A summary of the citizen involvement effort, including written comments received during the course of the outreach program, are included in Attachment B. 2. Location. Character and Extent: A. Location The University Center for the Arts site is located within the Eastside Neighborhood (ESN) Plan boundary. The ESN Plan is an element of the City's Comprehensive Plan, City Plan, and was formally adopted in 1986 after a lengthy public process. The primary building addition, housing the performance hall, instrument rehearsal area, and support space, is proposed west of the 1953 building addition, projecting into the area historically part of the front lawn and hardscaped entry area. The proposed addition will have an approximate frontyard setback of 50 feet from the Remington Street right-of-way (75 feet to the curbline) and approximately 140 feet from the Pitkin Street right-of-way (170 feet to the curbline). The original 1924 construction has a setback varying between 70 feet and 135 feet (measured from University Center for the Arts — Site Plan Advisory Review, #12-02 August 1, 2002 Page 2 COMMENTS: Background The surrounding zoning and land uses are as follows: N: NCB/NCM Residential Neighborhood S: NCL Residential Neighborhood E: NCL Residential Neighborhood W: CC, park, parking area, residential; Not Zoned (CSU campus) The property is part of L.C. Moore's Second Addition to the original town plat. The old Fort Collins High School building was designated as a local Historic Landmark in 1994. Designation includes the original 1924 construction, its 1953 gymnasium addition and the 1983 addition to the South. The designation does not include the rear shop facility/bus barn/student center (1927 with additions of 1928, 1941, and 1971) or any other buildings on the property. Historic survey information indicates that the building is both historically and architecturally significant. The building holds a unique place in the City's history as the third named Fort Collins High School and its continuous school use for approximately 70 years. The original building, designed by a prominent Denver Architect, William N. Bowman, is an excellent example of the Colonial Revival and Classical Revival style. It is most notable for its Classical Revival main entrance, with a central pedimented gable surmounting a three- story portico with eight massive support columns. 2. Process Colorado State University has agreed with the City to process this review under Section 31-23-209, C.R.S., which states: "When the commission (Planning and Zoning Board) has adopted the master plan of the municipality or of one or more major sections or districts thereof, no street, square, park, or other public way, ground or open space, public 'building or structure, or publicly or privately owned public utility shall be constructed or authorized in the municipality or in such planned section and district until the location, character and extent thereof has been submitted for approval by the commission." STAFF REPORT DATE: August 1, 2002 PROJECT: University Center for the Arts Site Plan Advisory Review OWNER: Colorado State University Facilities Management 251 Edison Drive Fort Collins, CO 80525 APPLICANT: Brian Fagerstrom c/o Slater Paull Architects 1515 Arapahoe Street Suite 400 Denver, CO 80202 PROJECT DESCRIPTION: The University Center for the Arts Site Plan Advisory Review is a request to renovate the former Fort Collins High School building and construct a 28,830 gross sq.ft. performance hall, instrumental rehearsal area, dance studio, and support space addition. The main addition along the west fagade will be constructed with a pre -cast concrete base treatment, brick veneer, precast concrete columns and cornice details, and metal detailing, to reflect the character of the existing, historic brick building. The school is located at 1400 Remington Street and is zoned NCL- Neighborhood Conservation Low Density. RECOMMENDATION: Disapproval EXECUTIVE SUMMARY: This request for review from Colorado State University is submitted to the Planning and Zoning Board as a Site Plan Advisory Review pursuant to State Statute Section 31-23-209, which limits the City's review to the location, character and extent of the improvements. The recommendation of the Planning and Zoning Board is forwarded to the State Board of Agriculture for its consideration. Staff has concluded that the character and extent of proposed improvements complies with the review criteria, while the proposed location of the addition is incompatible with the historic spatial relationships of the existing building, the park, the front lawn and the streetscape context, and the site and neighborhood. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT