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HomeMy WebLinkAboutFORT COLLINS HOTEL (DOWNTOWN HOTEL) - PDP - PDP150008 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (4)The applicant requests a modification of standard to allow a five-story building of approximately 60’ in height to be built in Old City Center District, rather than the four-story and 56’ maximum height limit prescribed by Article 4, Division 4.16, (D) Building Standards, (2), (a). Article 4, Division 4.16, (D) Building Standards, (2), (a): Buildings in the Old City Center shall not exceed four (4) stories or fifty-six (56) feet in height. Included for explanation and reference are pages 24 through 31 of the presentation to the Landmark and Planning Commission on 05 June 2015 (Exhibit A.) The included package highlights: • the challenge of providing massing compatible with the existing historic fabric, • our desire to activate the 2nd level terrace for both guests and passers-by, • the effort to increase the visual connections between Old Town and the Hotel, and • the creation of gateway massing at Walnut Street. Effort has been placed on reducing the apparent mass of the fifth level by stepping back along Walnut and Chestnut Streets and locating the mass toward Old Firehouse Alley. Considering the existing varied massing of the neighboring buildings, the solution provided provides a more site-specific and neighborhood compatible solution than what is prescribed by the Land Use Code. The applicant requests a modification of standard to allow the fifth story of a building shall be set back at a thirty-five-degree angle measured at the intersection of the floor plane of the fifth story and the property line along the public street frontage, rather than at the fourth story as prescribed in Article 4, Division 4.16, (D) Building Standards, (4), (a). Article 4, Division 4.16, (D) Building Standards, (4) Building Mass Reduction for Taller Buildings (over three [3] stories), (a) Old City Center: The fourth story of a building shall be set back at a thirty-five-degree angle measured at the intersection of the floor plane of the fourth story and the property line along the public street frontage. Included for explanation and reference are pages 24 through 31 of the presentation to the Landmark and Planning Commission on 10 June 2015 (Exhibit A), as well as page 38 of the 30 June 2015 presentation to the LPC (Exhibit B.) In our effort to create an arrival gateway to Old Town at Walnut Street, we contend that the hotel should approximate the massing and stepbacks, in terms of absolute vertical dimensions and not specifically the number of stories, of the Mitchell Building located directly across Walnut Street. The Mitchell Building stands four-stories in height and steps back above the third story adhering to the zoning requirements put forth in the Land Use Code. Consequently, as the floor-to-floor of the office building differs from that of a hotel, the alignment of stepbacks best occurs at two different corresponding floor levels. As we viewed the comparative massing of the buildings to be more important than the number of stories, we have located the hotel’s stepback at the fifth floor to better align with the Mitchell Building’s stepback at their fourth level. Given the existing building massing, this solution provides a more complementary gateway than would be allowed by the Land Use Code. Downtown Fort Collins Hotel LPC Submittal page 24 Hotel Massing Evolution Theoretical Massing Allowed by Zoning 56’ Zoning: Building mass “built to” Walnut St. at Floors 1-3. Floor 4 steps back at 35-degrees, per zoning. Max. height below 56’ limit. Experiential: West facing courtyard does not address Walnut Street. Limited sunshine into upper floor terrace. Solid build- ing mass at corner of Walnut & City Parcel creates abrupt and anonymous transition towards Old Town. restricted views Building Mass Reduction for Taller Buildings (over three [3] stories). Old City Center: The fourth story of a building shall be set back at a thirty-five-degree angle measured at the intersection of the floor plane of the fourth story and the property line along the public street frontage. See Figure 19. EXHIBIT A Downtown Fort Collins Hotel LPC Submittal page 25 Zoning: Rotating massing towards Walnut Street creates better massing articulation along public edge and introduces more sunshine onto terrace. Floor 4 steps back in a similar way, building height still under 56’ max. Experiential: Guests using the upper terrace can become part of the “street life” along Walnut Street. Hotel Massing Evolution DRAFT mass, sc Building ered in th (1) as ex adjacent › at he ed an bu flo sc (2) as vi others in › th bu re op sio New Building 4 Changes in cornice lines combined with varia- tions in wall planes can help a new, larger building appear consistent with traditional development patterns. Variety in single facade: Energy Old Town Fort Collins Design Guidelines | November 4, 2013 BuildiNg mAss, sCAle ANd height each historic building in the district exhibits distinct characteristics of mass, height and a degree of wall articulation that contributes to its sense of scale. as groupings, these structures establish a definitive sense of scale. a new building should express these traditions of mass and scale as well, and it should be compatible in height, mass and scale with its context, including the specific block and the historic district as a whole. 5.6 Convey the traditional size of historic buildings in new construction as it is perceived at the street level. › the height of a new building should appear to be within the height range established in the context, especially at the street frontage. › floor-to-floor heights should appear similar to those of traditional buildings. › if an additional floor is permitted, place it (or sufficient portions of it) back from the street Downtown Fort Collins Hotel LPC Submittal page 26 West Wing Shortened OLD TOWN Zoning: Upper floor massing is reduced at west wing to become more compatible with neighboring single story buildings. Asymmetric massing along Walnut Street Building begins to better stitch into site and reconcile overlapping city grids in unique way. Hotel program is lost as a result. Experiential: Visual connections between Old Town and Hotel are strengthened. Views to & from site are enhanced. Hotel Massing Evolution The Walnut Street facade maintains the scale established by the adjacent existing buildings and connects the new Hotel massing visually with Old Town DRAFT overview Designing a new building to fit within the historic character of the old town Historic District requires careful thought. Preservation in a historic district context does not mean that the area must be “frozen” in time, but it does mean that, when new building occurs, it should be in a manner that reinforces the basic visual characteristics of the district. this does not imply, however, that a new building must look old. in fact, imitating historic styles is discouraged. rather than imitating older styles, a new design should relate to the fundamental characteristics of the his- toric context while also conveying the design trends of today. it may do so by drawing upon basic ways of building that make up a part of the character of the district. such features include the way in which a build- ing is located on its site, the manner in which it relates to the street and its basic mass, form and materials. when these design variables are arranged in a new building to be similar to those seen traditionally, visual compatibility results. New Additions a new addition to an existing building in the his- The general alignment of storefronts, moldings and upper story windows contributes to the visual continuity of many commercial blocks in Old Town Fort Collins. A variation in the height of cornices exists, within a range of one to three stories. Facade widths also vary, but within a relatively narrow range. Downtown Fort Collins Hotel LPC Submittal page 27 Introduction of Partial Fifth Floor 58’-60’ Zoning: Hotel program recaptured with partial Fifth Story added to mass. Upper floor to floor heights reduced from standard 10-6” to 9’-8” to minimize incremental height. Resulting building is 1 story and minimally over Zoning height allowance. 9’-8” 56’ Experiential: Gateway massing created between Mitchell Building and Hotel. Overall building heights are within 2’-3’ of each other. Mitch- ell Building accomplishes this with four “tall floors” and Hotel accomplishes this with “tall” ground floor and “shallow” upper floors. Hotel Massing Evolution 49’ 6” (+/-) 47’ 58’ 6”(+/-) 58’-60’ Looking North at Mitchell Building and Hotel massing from Mathews Street The taller corner marks the important gateway at the Walnut and Chestnut St. intersection and balances the building scale against the Mitchell Building . EXHIBIT A Downtown Fort Collins Hotel LPC Submittal page 28 Top Level stepped back from the Street Top Level mass is pushed Mass stepped back to to alley side create transition to existing Walnut St. elevation Four story mass aligns with Mitchell Building mass Walnut elevation line maintained Hotel Massing Evolution Experiential: The Fifth Floor is envisioned as a penthouse with ma- terial changes and additional fenestration to lighten the uppermost mass. Facade articulation at the Fifth Floor is simple, with more craft, detail and architectur- al refinements reserved for lower floors. Introduction of Partial Fifth Floor Zoning: To reduce the presence of the partial Fifth Floor along Walnut and Chestnut, the primary upper floor building step back occurs between Floors Four and Five, rather than between Floors Three and Four, per zoning. EXHIBIT A Downtown Fort Collins Hotel LPC Submittal page 29 Top Level Stepped back from Masonry Facade Top Level Stepped back from Masonry Facade Street Level Stepped back from Masonry Facade Hotel Massing Evolution Introduction of Partial Fifth Floor Zoning: To further reduce the presence of the Fifth Floor, the uppermost massing is set back from the Fourth Floor. EXHIBIT A Downtown Fort Collins Hotel LPC Submittal page 30 Top Middle Base Retail Corner Stairs Meeting Rooms Entry Expression Hotel Lobby Corner Primary three story mass expressed in masonry Fifth story expressed in different material steps back from all sides to diminish visual impact. Upper level massing interlocks with lower levels at the corner Fourth story attic - step/change in material Old Firehouse Alley DRAFT overview Designing a new building to fit within the historic character of the old town Historic District requires careful thought. Preservation in a historic district context does not mean that the area must be “frozen” in time, but it does mean that, when new building occurs, it should be in a manner that reinforces the basic visual characteristics of the district. this does not imply, however, that a new building must look old. in fact, imitating historic styles is discouraged. rather than imitating older styles, a new design should relate to the fundamental characteristics of the his- toric context while also conveying the design trends of today. it may do so by drawing upon basic ways of building that make up a part of the character of the district. such features include the way in which a build- ing is located on its site, the manner in which it relates to the street and its basic mass, form and materials. when these design variables are arranged in a new The general alignment of storefronts, moldings and upper story windows contributes to the visual continuity of many commercial blocks in Old Town Fort Collins. A variation in the height of cornices exists, within a range of one to three stories. Facade widths also vary, but within a relatively narrow range. DRAFT mass, scale and height at different levels Building mass, scale and height should be consid- ered in these ways: (1) as experienced at the street level immediately adjacent to the building. › at this level of perception, the actual height of the building wall at the street edge is a key factor. the scale of windows and doors, the modular characteristics of building materials, and the expression of floor heights also contribute to perceived scale. (2) as viewed along a block, in perspective with others in the immediate area. › the degree of similarity (or diversity) of building heights along a block, and the 5.8 Provide variation in buildi when a new building is subs larger than historic buildin district. Downtown Fort Collins Hotel LPC Submittal page 31 Hotel Massing Articulation Walnut Street Top Middle Base Bar Corner Restaurant Retail Corner Primary three story mass expressed in masonry Fifth story pulled away from Walnut Street and expressed in different material steps back from all sides to diminish visual impact. Fourth story attic- step/change in material Undulating parapet height From Old Town Historic District Design Standards: DRAFT overview Designing a new building to fit within the historic character of the old town Historic District requires careful thought. Preservation in a historic district context does not mean that the area must be “frozen” in time, but it does mean that, when new building occurs, it should be in a manner that reinforces the basic visual characteristics of the district. this does not imply, however, that a new building must look old. in fact, imitating historic styles is discouraged. rather than imitating older styles, a new design should relate to the fundamental characteristics of the his- toric context while also conveying the design trends of today. it may do so by drawing upon basic ways of building that make up a part of the character of the district. such features include the way in which a build- ing is located on its site, the manner in which it relates to the street and its basic mass, form and materials. when these design variables are arranged in a new The general alignment of storefronts, moldings and upper story windows contributes to the visual continuity of many commercial blocks in Old Town Fort Collins. A variation in the height of cornices exists, within a range of one to three stories. Facade widths also vary, but within a relatively narrow range. DRAFT mass, scale and height at different levels Building mass, scale and height should be consid- ered in these ways: (1) as experienced at the street level immediately adjacent to the building. › at this level of perception, the actual height of the building wall at the street edge is a key factor. the scale of windows and doors, the modular characteristics of building materials, and the expression of floor heights also contribute to perceived scale. (2) as viewed along a block, in perspective with others in the immediate area. › the degree of similarity (or diversity) of building heights along a block, and the 5.8 Provide variation in buildi when a new building is subs larger than historic buildin district. › in order to reduce the perceived m Downtown Fort Collins Hotel LPC Submittal page 33 elevation of Mitchell Building Setback: 49’ - 6” +/- elevation of Mitchell Building parapet: 60’ - 6” +/- elevation of hotel parapet: 60’ - 0” +/- elevation of Hotel Setback: 49’ - 2” +/- 60’ -0” 49’ -2” 49’ -6” +/- 60’ -6” +/- EXHIBIT B a larger building, divide it into subo modules that reflect traditional bui in the context. › Vary the height of building modules structure, and include portions tha in height to historic structures in th Be careful to avoid excessive modu a building mass, when that would b character with simpler historic buil in the area. 5.9 maintain the scale of tra building widths in the con New Building 4 Changes in cornice lines combined with varia- tions in wall planes can help a new, larger building appear consistent with traditional development patterns. DRAFT 4 This single, new infill building is divided into modules to reflect the scale of the historic context. The height of a new building should appear to be within the height range of his- toric buildings, especially at street frontage. 5.10 establish a sense of human scale in a building design. › use vertical and horizontal articulation techniques to reduce the apparent mass of a larger building and to create visual interest. › express the position of each floor in the external skin of a building to establish a scale similar to historic buildings in the district. › use materials that convey scale in their proportion, detail and form. › Design architectural details to be in scale with the building. using windows, doors, storefronts (in commercial buildings) and porches (in residential buildings) that are similar in scale to those seen traditionally is appropriate. 4 4 One Building broken into smaller masses Variety in single facade: Maintain historic proportions and heights 5.10 Establish a sense of human scale in a building design. ›› Use vertical and horizontal articu- lation techniques to reduce the ap- parent mass of a larger building and to create visual interest. EXHIBIT A › in order to reduce the perceived m a larger building, divide it into subo modules that reflect traditional bui in the context. › Vary the height of building modules structure, and include portions tha in height to historic structures in th Be careful to avoid excessive modu a building mass, when that would b character with simpler historic buil in the area. 5.9 maintain the scale of tra building widths in the con New Building 4 Changes in cornice lines combined with varia- tions in wall planes can help a new, larger building appear consistent with traditional development patterns. DRAFT 4 This single, new infill building is divided into modules to reflect the scale of the historic context. The height of a new building should appear to be within the height range of his- toric buildings, especially at street frontage. 5.10 establish a sense of human scale in a building design. › use vertical and horizontal articulation techniques to reduce the apparent mass of a larger building and to create visual interest. › express the position of each floor in the external skin of a building to establish a scale similar to historic buildings in the district. › use materials that convey scale in their proportion, detail and form. › Design architectural details to be in scale with the building. using windows, doors, storefronts (in commercial buildings) and porches (in residential buildings) that are similar in scale to those seen traditionally is appropriate. 4 4 From Old Town Historic District Design Standards: One Building broken into smaller masses Variety in single facade: Maintain historic proportions and heights Hotel Massing Articulation Chestnut Street 5.10 Establish a sense of human scale in a building design. ›› Use vertical and horizontal articu- lation techniques to reduce the ap- parent mass of a larger building and to create visual interest. Undulating parapet height EXHIBIT A front to maintain the traditional range of heights at the street edge. 5.7 the overall height of a new building should be compatible with the historic district. A building height that exceeds the height range established in the context will be considered when: › it is demonstrated that the additional height will be compatible with adjacent properties and for the historic district at large. › taller portions are set back from the street. › access to light and air of surrounding proper- ties is respected. Old Town Fort Collins Design Guidelines | November 4, 2013 specific block and the historic district as a whole. 5.6 Convey the traditional size of historic buildings in new construction as it is perceived at the street level. › the height of a new building should appear to be within the height range established in the context, especially at the street frontage. › floor-to-floor heights should appear similar to those of traditional buildings. › if an additional floor is permitted, place it (or sufficient portions of it) back from the street front to maintain the traditional range of heights at the street edge. 5.7 the overall height of a new building should be compatible with the historic district. A building height that exceeds the height range established in the context will be considered when: › it is demonstrated that the additional height will be compatible with adjacent properties and for the historic district at large. › taller portions are set back from the street. › access to light and air of surrounding proper- ties is respected. Theoretical Massing Allowed by Zoning * 56’ maximum height limit in this district EXHIBIT A