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HomeMy WebLinkAboutFORT COLLINS HOTEL, PARKING GARAGE - PDP - PDP150018 - SUBMITTAL DOCUMENTS - ROUND 1 -August 27, 2015 Hotel Parking Structure Preliminary Comments (based on Pricing Package dated 8/25/15) Old Firehouse Alley Elevation: - Is the plaster finish proposed so a mural can be painted over? If so, it should be noted on the submittal. Noted as such. - Could the intersection of the precast concrete and the brick veneer at the top of the façade serve as a cornice of sort? A cornice will be provided. Jefferson Street Elevation (Option 1): - This side is of concern. Brick veneer is being applied to the alley side but leaving the street frontage as precast concrete. Option 1 is no longer valid; elevation has been modified. - Brick veneer or similar high quality unit-type construction should be use on this side as well. Other techniques outlined below should also be used to create visual interest to pedestrians. (Sections 4.16 and 3.5.3) Option 1 is no longer valid; elevation has been modified. Chestnut Street Elevation: - The green walls and vines are a good idea. In some places these grow successfully. The trellis design should stand alone in case the vines are not as hearty as shown in the rendering. Noted. Pedestrian Alley Elevation: - This side feels like the back side and can probably stand as designed. When applying brick and other treatments to the adjacent sides, please wrap them around the corner for a length before changing back to the precast concrete. Noted; elevation has evolved. Applicable Land Use Code Sections: Section 4.16(D)(6) Parking Structures. To the extent reasonably feasible, all parking structures shall meet the following design criteria: (a) Where parking structures abut streets, retail and other uses shall be required along the ground level frontage to minimize interruptions in pedestrian interest and activity. The decision maker may grant an exception to this standard for all or part of the ground level frontage on streets with low pedestrian interest or activity. - As we have discussed, ground floor retail along Jefferson St. will be a future option. However, Chestnut street needs to be considered. The standard notes that the “decision maker may grant an exception”. We think that the intent should still be met: “minimize interruptions in pedestrian interest and activity.” Elevation has been changed; current design, however, will not show an option for retail along Chestnut Street. (b) Parking and awnings, signage and other architectural elements shall be incorporated to encourage pedestrian activity at the street-facing level. - This standard can lend to the intent stated above. Noted. (c) Architectural elements, such as openings, sill details, emphasis on vertical proportions such as posts, recessed horizontal panels and other architectural features shall be used to establish human scale at the street-facing level. - This standard should be thoughtfully applied along Jefferson and Chestnut. Noted. Additional verticality has been added to the facades. (d) The architectural design of structures shall be compatible in architectural design with adjacent buildings in terms of style, mass, material, height, roof pitch and other exterior elements. - Taking cues from the hotel and the pattern along the west side of Jefferson should inform this standard. Noted. Elevations will include a secondary color to the precast spandrel. Option 1 has been removed from the submittal and the Option 2 façade is presented as a solution for the elevation whether or not the retail is included along Jefferson Street. (e) Auto entrances shall be located to minimize pedestrian/auto conflicts. - See 3.10.4 for detail as to how this can be accomplished. Noted. Entrance has been made more transparent to increase visibility for vehicular traffic and pedestrians alike. TOD Overlay Zone 3.10.4 Streetscape and Pedestrian Connections (D) Parking Structure Design. To the extent reasonably feasible, all parking structures shall meet the following design criteria: (1) Where parking structures face streets, retail or other nonresidential uses shall be required along at least fifty (50) percent of the ground level frontage to minimize interruptions in pedestrian interest and activity. The decision maker may grant an exception to this standard for all or part of the ground level frontage on streets with low pedestrian interest or activity. - Same as above. The elevations along Chestnut and Jefferson Streets have changed; current design, however, will not show an option for retail along Chestnut Street. (2) Awnings, signage and architectural elements shall be incorporated to encourage pedestrian activity at the street-facing level. - Same as above. Noted. (3) Auto entrances shall be located and designed to minimize pedestrian/auto conflicts. Where service entries or parking structure entries are needed, the following standards shall be met: (See Figure 16.5) - Same as above. Noted. Entrance has been made more transparent to increase visibility for vehicular traffic and pedestrians alike. (a) the crown of the underground parking access ramp shall be at least four (4) feet behind the back edge of the sidewalk; - This does not need to be considered because the garage is a ground level. (b) the beginning of the ramp for an above-ground parking garage shall be at least four (4) feet behind the back edge of the sidewalk; - N/A (c) the entry to the parking structure shall be separated from the sidewalk by low planters or a low wall; - See figure 16.5. Pedestrian and auto conflict at parking garage doors is a very real problem that can be avoided with good design. Please comply with this standard. Planters have been introduced at the Chestnut Street Entrance. (d) no blank walls shall be allowed on either side of the entry; - The preliminary design complies. (e) the sidewalk pavement shall be continuous across the drive aisle. Any break in the paving surface or scoring shall be in the drive surface and not in the pedestrian surface; and - See figure 16.5. Pedestrian and auto conflict at parking garage doors is a very real problem that can be avoided with good design. Please comply with this standard. Noted. (f) appropriate cautionary signage shall be used to alert pedestrians to the presence of entering and exiting vehicles and to inform drivers that pedestrians have priority. - See figure 16.5. Pedestrian and auto conflict at parking garage doors is a very real problem that can be avoided with good design. Please comply with this standard. Noted. Signage will be addressed in future submittal. Figure 16.5 Clear Sight Lines for Pedestrian Safety Section 3.5.3 (2) Facade Treatment. (a) Minimum Wall Articulation. Building bays shall be a maximum of thirty (30) feet in width. Bays shall be visually established by architectural features such as columns, ribs or pilasters, piers and fenestration pattern. In order to add architectural interest and variety and avoid the effect of a single, long or massive wall with no relation to human size, the following additional standards shall apply: 1. No wall that faces a street or connecting walkway shall have a blank, uninterrupted length exceeding thirty (30) feet without including at least two (2) of the following: change in plane, change in texture or masonry pattern, windows, treillage with vines, or an equivalent element that subdivides the wall into human scale proportions. 2. Side or rear walls that face walkways may include false windows and door openings defined by frames, sills and lintels, or similarly proportioned modulations of the wall, only when actual doors and windows are not feasible because of the nature of the use of the building. 3. All sides of the building shall include materials and design characteristics consistent with those on the front. Use of inferior or lesser quality materials for side or rear facades shall be prohibited. (3) Facades. Facades that face streets or connecting pedestrian frontage shall be subdivided and proportioned using features such as windows, entrances, arcades, arbors, awnings, treillage with vines, along no less than fifty (50) percent of the facade. (4) Entrances. Primary building entrances shall be clearly defined and recessed or framed by a sheltering element such as an awning, arcade or portico in order to provide shelter from the summer sun and winter weather. (5) Awnings. Awnings shall be no longer than a single storefront. (6) Base and Top Treatments. All facades shall have: (a) a recognizable "base" consisting of (but not limited to): 1. thicker walls, ledges or sills; 2. integrally textured materials such as stone or other masonry; 3. integrally colored and patterned materials such as smooth-finished stone or tile; 4. lighter or darker colored materials, mullions or panels; or 5. planters. (b) a recognizable "top" consisting of (but not limited to): 1. cornice treatments, other than just colored "stripes" or "bands," with integrally textured materials such as stone or other masonry or differently colored materials; 2. sloping roof with overhangs and brackets; 3. stepped parapets. Additional design guidelines can be found in the River District Design Guidelines on page 64: http://www.fcgov.com/planning/pdf/ftc_riverdg_adoption_web.pdf (attached). Several of the above façade treatments items have been addressed in the current design. As the design evolves, consideration will be given the remainder of the above items.