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HomeMy WebLinkAboutFEEDER SUPPLY - PDP - PDP130012 - SUBMITTAL DOCUMENTS - ROUND 2 - PLANNING OBJECTIVES (4)F:\Documents\Feeder Supply\PDP Documents\Apartment Narrative.062413.doc 1 4/18/2023 7:17 PM Feeder Supply Project APARTMENT NARRATIVE (Updated June 24, 2013) I. Summary Our plan is to build an Apartment Building based on the design of an elegant turn-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. 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). F:\Documents\Feeder Supply\PDP Documents\Apartment Narrative.062413.doc 2 4/18/2023 7:17 PM 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 modern 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. 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 remain 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. II. LUC 4.17 River Downtown Redevelopment District (R-D-R) A. The proposed Feeder Supply Apartment is located in a zoning district known commonly as the River District, which permits multi-family residential and most commercial uses including restaurants, bars, coffee shops, retail, services, offices and the like. B. The purposes of the River District are: 1. “Create a unique new neighborhood between Old Town and the River.” [Advance Planning, River District Document.] This unique new neighborhood already exists and is eclectic, with existing industrial, warehouse, storage yards, feed mill, theatre, multi-family and City recreational center uses. It should continue, we believe, to evolve in an eclectic fashion, making a unique Willow F:\Documents\Feeder Supply\PDP Documents\Apartment Narrative.062413.doc 3 4/18/2023 7:17 PM Street industrial design statement complementary to but not merely replicating Old Town design features. 2. “Create a new sense of place between Old Town and the River with its own unique mix of housing, restaurant, retail, office, art, music, theatre and the like”. [Advance Planning, River District Document.] 3. “More intensive redevelopment of housing, businesses and workplaces.” [4.17(A).] 4. “More modern housing”. [Advance Planning, River District document.] 5. “Importance of destination uses in the River District”. [Advance Planning, River District Document.] C. Accordingly, we are proposing that the Feeder Supply Apartment be primarily based on the design features of an elegant historic industrial mill building while at the same time incorporating, in an understated way as appropriate, design features such as stonebase, exterior walls articulation, height step-down to three stories at street frontages and toward the Mill, decks, modern windows with sill details only, cornices and textured materials (brick, stone, wood, stucco) and glass-steel central tower with gabled roof.. III. LUC 3.5.3 Standards The Apartment Building we are proposing on Willow Street is adjacent to the north of Restaurant. It is set back 2 feet and is separated from the Restaurant by a 28 ft. access drive and is separated from the Mill Building by 78 ft. The result is an excellent view of the north elevation of the Mill Building, including white stucco faced brick, parapet wall and detail, as well as the east elevation of the Mill Building and the Warehouse Addition. Architecturally, it is designed in the style of a turn-of-the-century industrial mill building with a central vertical element dividing major horizontal elements. Apartment is all red brick and achieves the elegant historic look of a mill building, while at the same time it incorporates both a) vertical elements (bay windows, recessed decks and multiple street level entrances, in conjunction with a major central “tower” element with a grand entrance), and b) horizontal elements (sandstone base, sandstone bands between floors, third level cornice, fourth level set-back and fourth level cornice). The height:width ratio of the Apartment is 4:1, substantially less than the required minimum of 1:3. In addition, height varies four times and steps down as it approaches Restaurant and Apartment has seven projecting or recessed architectural elements. Apartment height is 46 ft. except for the central tower element, which is 60 ft., and except for its south end, which steps down to 37 ft. In comparison, the heights of the Restaurant are 44 ft. (Mill Building), 51 ft. (grain elevator tower), and 27 ft. (new addition). This elegant historic mill-style Apartment is appropriate at this site and contributes to the River District is uniqueness because a) it is located in a National Historic District and b) the primary F:\Documents\Feeder Supply\PDP Documents\Apartment Narrative.062413.doc 4 4/18/2023 7:17 PM historical architectural character of the Willow Street neighborhood is eclectic industrial (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, metal and concrete warehouse buildings, storage yards and a few small industrial business buildings and residences). Furthermore, this Apartment is consistent with the River District purposes, which includes “intense redevelopment of housing…to complement Downtown improvements and highlight the historic origin of Fort Collins.” Apartment is designed with three stories of residential over a ground level comprised of a) residential studio units fronting 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 the main-level lobby for informal outdoor socializing. Apartment is comprised of 23 two-bedroom units, 23 one-bedroom units and 8 studio units. All units have one parking space. 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. In addition, there will be outside bicycle storage racks. While no off-street parking spaces are required, we are providing 54 parking spaces, one for each unit. Also, while 60% (45) secure protected bicycle storage spaces are required, we are providing 90% (69) secure private inside protected bicycle storage spaces. Apartment will be set back 2 ft. from the sidewalk, except for the central tower element, which will be at the right-of-way line with no setback. This will give the central tower element 2 ft. of relief, which is aesthetically pleasing and consistent with the architectural design of historic mill buildings. Also, Apartment setback from 0 – 2 ft. from sidewalk forms a consistent frontage setback relationship with the adjacent Restaurant which is set back 0 ft. from sidewalk, except for Rear Patio area which is set back 23 ft. but falls within a build-to line exception [3.5.3 (b) (2) (d)]. Front Apartment building exterior wall is articulated 13 times by bay windows, decks, central tower element and entrances, as well as a complementary pattern of windows. Sides and rear of building are articulated every 30 or less ft. by decks, windows and doors. Primary building materials to be used will be brick, sandstone and stucco. Red sandstone bands will be used horizontally to provide relief and contrast to the red brick. Deck railings will be constructed from industrial-look steel. Three-dimensional cornices with historically appropriate detail will be used at the top of the third level and the top of the setback fourth level. F:\Documents\Feeder Supply\PDP Documents\Apartment Narrative.062413.doc 5 4/18/2023 7:17 PM IV. LUC 3.4.7 Historic Apartment is a new structure located on Willow Street, adjacent to an eligible historic building, the Feeder Supply Building. Accordingly, Apartment must be compatible with the historic character of the Feeder Building [Section 3.4.7(B)] and in addition, Apartment must respect the historic character of historic buildings in the neighborhood (The River District and the Old Town National Historic District) and not negatively impact the exterior integrity and significance of such buildings [3.4.7(A)(2)]. The innovative design of the Apartment based on a turn-of-the-century industrial mill building is very important in both honoring past and existing industrial uses along Willow Street and establishing a precedent for development in this genre, complementing such existing industrial buildings as Ranch Way Feeds, 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 and Municipal Power Plant. The heights of the Feeder Building and the Apartment are similar. The height of the Feeder Building is 44 ft. (and 51 ft. to top of cupola). The height of Apartment is 46 ft. except for central tower element, which is 60 ft., and except for its south end which steps down to 36 ft. The width of the Feeder Building is 104 ft., with one 3 ft. articulation at 53 ft. The total Apartment Building is composed of two 78 ft. wide elements joined by a common 20 ft. wide central tower element. Apartment frontage has seven major articulations formed by recessed decks, bay windows and central tower element. Apartment will be set back 2 ft. from the sidewalk, except for the central tower element, which will be at the right-of-way line with no setback. This will give the central tower element 2 ft. of relief, which is aesthetically pleasing and consistent with the architectural design of historic mill buildings. Also, Apartment setback from 0-2 ft. from sidewalk forms a consistent frontage setback relationship with the adjacent Restaurant which is set back 0 ft. from sidewalk, except for Rear Patio area which is set back 23 ft. but falls within a build-to line exception [3.5.3(b)(2)(d)]. More importantly, however, the difference in setbacks does not negatively impact the Mill Building’s historic exterior integrity and significance, because notwithstanding the setback differences, the major historic-architectural characteristics of the Feeder Mill (in particular its north and east elevations) are fully viewable from the southeast corner of the Apartment which is located 78 feet away. The dominant aspect of historic-architectural character of the Feeder Mill Building viewed from Willow Street is its large stepped parapet walls and related details, constructed from brick surfaced with white knockdown style stucco. A second major aspect of historic-architectural character, viewed from Willow Street, is the corrugated metal gable roofs, including a grain elevator cupola. A third aspect of historic-architectural character, viewed from Willow Street, is the window and door pattern designs, including lintels, sills and details. Apartment is designed to be compatible with but not similar to the historic character of the Feeder Building and other historic buildings in the National Historic District and the River District. F:\Documents\Feeder Supply\PDP Documents\Apartment Narrative.062413.doc 6 4/18/2023 7:17 PM Building entrances all face the street except for read entrances to rear courtyard and to under- building parking. In conclusion, Apartment is compatible with the historic character of the Feeder Building and also respects the historic character of other historic properties in the River District and in the Old Town National Historic District and does not negatively impact their exterior integrity and significance.