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HomeMy WebLinkAboutTHE EXCHANGE - BASIC DEVELOPMENT REVIEW - BDR160019 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEPine St Walnut St Jefferson St College Ave Site Location NTS russell+mills studios Landscape Architecture + Urban Design + Master Planning 141 s. college ave., suite 104, fort collins, colorado 80524 THE EXCHANGE - PROPOSED PROJECT NARRATIVE PROPOSED USE The Exchange is a redevelopment of the Western half of the 200 block on North College. The name is taken from the livestock exchange that once existed at this location, prior to being developed into differing businesses throughout the early 1900s. The idea is that this part of Old Town will remain an Exchange of ideas, community and commerce as it has been since even before the city’s establishment in 1883. The repurposed plaza area will be a unique to Fort Collins, dynamic, family-friendly space for the community to enjoy. The entire block tenancy will be in keeping with current use as restaurant, retail and office space. SITE PLAN Overall Design Intent The Exchange is currently located in an area of Old Town Fort Collins that is lacking in energy and creativity. Just North of Pine Street, Old Town loses its activity which makes this part of Fort Collins unattractive to residents and visitors, alike. In renovating The Exchange, the adaptive reuse of older buildings will maintain the location’s roots, while the large internal space between the buildings will allow for multiple uses. The size of this internal space is relative to the Oak Street Plaza. Overall, the renovations made will reactivate the Exchange space and bring more life to the north side of Old Town. Access & Circulation The Exchange can be accessed by the northeast corner of Walnut Street and College Ave or via the connection of this block to the Old Firehouse Alley which terminates on the north end at the Exchange. Pedestrians are welcomed by a renovated patio space, while vehicles can find parking on Pine Street, College Avenue and Walnut Street. Coming from the north, pedestrians can access a plaza space on the corner of Jefferson Street and College Ave. There is some parallel parking on Jefferson Street, and diagonal parking on College Ave. Currently, the internal space is a parking lot that is meant for russell+mills studios Landscape Architecture + Urban Design + Master Planning 141 s. college ave., suite 104, fort collins, colorado 80524 in-and-out vehicular access from College Ave, with no access from Old Firehouse Alley/Pine Street. The proposed design incorporates two main pedestrian entrances, while eliminating vehicular access completely. Parking displaced on site will be relocated to diagonal parking on College Avenue. One entrance is from College Ave, emphasized by a trellis structure and 20’ wide walkway. The second entrance is from Pine Street, yet carries the same axis as Old Firehouse Alley. Because of the downtown alley renovations, it is important to accentuate the large connection between The Exchange and Old Firehouse Alley that stems all the way to the new Downtown Hotel location and parking structure. Bicycle parking will be a major focus for this development with several areas identified to safely lock up your bike as you enjoy the amenities. In regards to vehicular parking, there will be a net loss of (30) parking spaces with the proposed design. However, there will be an additional (12) on-street parking spaces on College Ave (see site plans). Therefore, there is a total loss of (18) parking spaces. Although there is a loss of on-site vehicular parking, this space is across the street from the Jefferson Parking Lot which serves 2-hour public parking, as well as, permit parking that can accommodate the business tenants of The Exchange for $21-$31 per month. Also this space is approximately a 5 minute walk to the new parking garage that is under construction on Chestnut Street (0.3 miles). Lastly, it is a 3 minute walk to the Civic Center parking garage (.1 miles). Overall, with the additional public on-street parking and close proximity to public parking garages, there should be adequate parking for visitors and tenants of The Exchange. Destinations The main destination features include flexible food/retail spaces (containers), the current/future tenants of The Exchange buildings, and flexible plaza space. The flexible food/retail spaces can support small, local businesses, while providing visitors with more casual, outdoor eating options. Within The Exchange buildings, there will be potential restaurants, a distillery, and other various tenants to attract visitors. Lastly, the flexible plaza space serves as an outdoor event destination, as well as, casual everyday social environment. Patio and Plaza Seating There are (4) main proposed seating areas as well as a few other smaller areas to support the flexible food/retail space. These main seating areas are enclosed by native planting and minimalist fencing to accommodate potential liquor licenses and private restaurant seating. Within the two buildings are public seating for visitors, as well as, those dining at the adjacent businesses. Also, there is a proposed lawn area where visitors can sit on the grass underneath the shade of tree. Plaza and Flexible Event Space Whether entering from College Ave or from Pine Street, visitors are welcomed into a large plaza area that can be used during events such as farmer’s markets or small musical events. Within the main plaza space, there is ample opportunity for seating and socializing. Lighting Within an intimate area, comfortable lighting is a key element. Tivoli lighting serves as a welcoming yet soft lighting feature that also continues the theme from the renovated Old Firehouse Alley. Along with Tivoli lighting, there could be vertical sculptural lighting pieces that serve as wayfinding elements from Pine Street into the Exchange’s main outdoor area. Planting, Lawn, and Street Trees Currently there is minimal to no planting on the Exchange site. In the proposed plan there is a significant amount of freestanding planter boxes as well as planting beds and a lawn space. The planting softens the space and creates a more welcoming environment. The lawn space can be used as a seating or laying option for visitors. The existing street trees will be preserved and additional shade and multi-stem ornamental trees have been proposed. Bike Parking The Exchange design is proposing three bike parking areas. Bike count is (40) bicycles. Also, there is the opportunity for indoor bike parking within the office tenant spaces. See site plans for bike parking areas. ENGINEERING Water Detention The proposed development will be decreasing the amount of impervious area. Therefore, on-site quantity detention is not required. See civil plans for drainage and water quality strategy. russell+mills studios Landscape Architecture + Urban Design + Master Planning 141 s. college ave., suite 104, fort collins, colorado 80524 Site Drainage Apart from a small water quality landscape strip in the center of the off-street parking lot, the existing site is dominated by impervious rooftop, asphalt and concrete. A small portion of adjacent roofs and asphalt parking lot currently drain to the water quality landscape strip. This planting bed has no underdrain or storm connection. Everything drains to the perimeter public streets or alley. See civil plans for drainage and water quality strategy. Run-off The existing parking lot is fairly flat with less than ideal drainage. Most of the parking lot and adjacent roofs (216, 242, 244 N. College) sheet flow east into the alley. The roof of 200 N. College is believed to drain directly into the adjacent storm sewer in Pine Street. The shed roof portion of 272 N. College surface drains into the adjacent inlet in Jefferson Street. The remaining rooftops at 246 & 264 N. College discharge onto the surface of the alley and head north into Jefferson Street. The majority of the block free releases with little to no storm water treatment. See civil plans for drainage and water quality strategy. ARCHITECTURE Design The proposed design utilizes the existing north and south building footprints and building forms to compose a new urban infill development that is a mix of the older elements with some new defining elements. Both the north and south ends of the site are highly visible and unique, with their triangular shapes at the intersection between the north/south grid block pattern of development to the west and the juxtaposition of the Old Town area with its rotated grid structure. These block ends provide the opportunity to create a new sense of entry and gateway into the downtown from the north, as well as into this new development from the Old Town Historical District. The concept is to bookend the north and south ends of the project with new identifying and iconic elements, both signifying the extents of the project and integrating the balance of the existing buildings. These new forms are simple but striking modern glazed forms, and both work in conjunction to define the corners while providing a transition to the existing building. The north end of the north building features a projected vertical element constructed within the existing footprint of the building. The west facade of the this building proposes an alternative new skin and fenestration that complements the existing facades but creates a series of new architecture types defined by material, glazing patterns and texture, in order to continue the eclectic growth pattern of a series of buildings that have been constructed over time. The proposed design reinforces this notion, but creates a new rhythm at the same time. The infill facades are a mix of styles and forms, including minimalist stucco facades with retail-scaled storefront, similar to the existing Compass Cider building at 216 N. College that was remodeled in recent years. The existing EZ Pawn facade uses a more traditional brick veneer storefront with simplified cornice treatment, storefront patterns and awnings, more modern horizontally-oriented massing and architectural panels that return to down to the ground. Modern glazing treatments and solid 2-story vertical elements contrasted with glazing complete the design. The latter of these elements have been used throughout the project to create a series of entry elements, sense of hierarchy and help to break up what are currently horizontally dominate buildings. The building facades along Jefferson and the alley of the north building are for the most part remaining, but with the addition of new glazing, storefronts and canopies to help activate these areas. Compatibility with Surrounding Area The proposed design of the buildings is a carefully selected blend of building forms and materials that are both reflective of the building’s past and future. The surrounding built environment is very mixed, with the site adjacent to or near the River District, North College Avenue, the Civic Downtown district to the west and the Historical Old Town District to the south. Directly to the south is the landmark, 4-story Art Deco Northern Hotel that creates a prominent corner with its triangular building and site. To the southeast is a 2-story vernacular Victorian commercial block building on the corner of Pine Street and Walnut, constructed of the orange/red brick and cornice treatment along Walnut that is commonplace within the Old Town area. Further to the east and northeast includes other historic commercial buildings of brick and stucco with the Pine Street Lofts abutting the north half of the eastern side of the site. To the west of the project, there is a mix of mostly 1 and 2 story buildings from different eras and architectural styles, with materials including mostly brick and stucco. From a compatibility standpoint, we are proposing a pallet of materials and related design elements to both relate to the surrounding russell+mills studios Landscape Architecture + Urban Design + Master Planning 141 s. college ave., suite 104, fort collins, colorado 80524 context while creating new identifiable elements unique to this project. The pallet includes more traditional brick facades, minimalist stucco facades similar to the existing Compass Cider building, and modern elements with emphasis on both vertical and horizontal forms. Fire Sprinklers None currently exist but the proposed plan intends to provide a fire sprinkler system to bring the building up to code with its intended program. Previous Application A PDR submittal has already been reviewed. This is the first BDR submittal. QUESTIONS TO BE ADDRESSED 1. Please verify that, in keeping with the existing uses within the redevelopment, the parking to be displaced from on site to off site will not require additional parking needs on site.