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Home My WebLink AboutHOWES SIX TWO NINE - PDP210008 - SUBMITTAL DOCUMENTS - ROUND 2 - HISTORIC PRESERVATIONHOWES SIX TWO NINE PDP ROUND TWO HISTORIC PRESERVATION SECTION 3.4.7 COMPLIANCE JUNE 8, 2021 SOUTHHOWES STREET629 FORT COLLINS, COLORADO 2 DESIGN SUMMARY Architectural Design Summary The new building is designed with a simple modern style with an articulated and rational architecture using modern construction methods. Its massing protects and complements the historic character of the adjacent house and its later addition using similar proportions and materials while referencing their details and proportions without being imitative. Urban Design The new L-shaped building addresses Howes Street at a scale similar to the prevailing street character and provides a pronounced and appropriately scaled frame for the existing building and addition and creates an intimate courtyard space for community activities. 3 AREA OF ADJACENCY AREA OF ADJACENCY Per 3.4.7(E)(1)(a), we are applying the standards of Column A in Table 1. As such, the primary historic resource to reference is the red brick house at 629 S. Howes street and its 1950’s addition, as it is within the project site. The remaining historic resources on within the area of adjacency are quite eclectic, but nonetheless have some common characteristics we propose to reference in a contemporary way, including the following: •Single family dwelling scale (Howes street), with widths in the 30-35’ range •Front porches that help to activate the street •Sloped roofs with expressed eaves •Double-hung windows with an approximate 1:2 vertical proportion •Painted wood siding is a common material 3.4.7 (E) COMPLIANCE 4 0’2’4'8’ 0’ 2’ 4' 8’ 26’ AT FRONT FACE 20’ MASS, TYP. 26’ AT FRONT FACE 32’ AT WIDEST POINT 3.4.7 (E) TABLE 1 REQUIREMENT - BUILDING MASSING 1. New construction shall be similar in width or, if larger, be articulated into massing reflective or the mass and scale of historic resources on the development site, abutting, or across a side alley. RESPONSE 1. The two story 1905 house is approximately 26’ wide and the street front elevation of the new building is designed with a similar width. The mass facing the existing house is broken into a series of 20’ wide modules to read as a series of smaller buildings rather than one large block. FRONT PORCH FACING HOWES, ADDITIONALPORCHES BEYONDAND FACING HOUSE 3.4.7 (E) COMPLIANCE 5 0’5’10’ 0’5’10’ FLATS AT THE OVAL UNIVERSITY SERVICES CENTER 3.4.7 (E) TABLE 1 REQUIREMENT - BUILDING MASSING 2. In all zone districts, stepbacks must be located on new building(s) to create gradual massing transitions at the same height or one story above the height of historic resources on the development site, abutting, or across a side alley. Additionally, in the Downtown zone district, the widest portions of stepbacks required by the Downtown zone district stepback standard shall be on building portions closest to historic resources. RESPONSE 2. The proposed massing is three stories tall and steps down at the Howes frontage to respond to the existing one story addition. To the south, the site is abutted by the four-story Flats at the Oval and the gradual increase in scale, from two to three stories, helps transition between this neighboring mass.6 STORIES3 STORIES2 STORIES4 STORIESSCALE TRANSITION 3.4.7 (E) COMPLIANCE 6 3.4.7 (E) TABLE 1 REQUIREMENT - BUILDING MATERIALS 3. The lower story facades until any stepbacks (required or otherwise) must be constructed of authentic, durable, high- quality materials (brick, stone, glass, terra cotta, stucco (non EFIS), precast concrete, wood, cast iron, architectural metal) installed to industry standards. RESPONSE 3. The street and courtyard facing facades of the ground level of the new building are clad in red brick with shingled areas to respond to the existing house and its later addition. Window sills/headers and the foundation walls of the existing house are sandstone with some painted wood frieze boards and trim while the one story addition is primarily clad with large scale shingles and horizontal siding. The new building design references these details throughout. BRICK AT HOWESFACADE AND LOWER LEVELSRELATES TO EXISTING HOUSE SEE NEXT PAGE FOR TYPICAL UNIT MATERIALS 3.4.7 (E) COMPLIANCE 7 3.4.7 (E) TABLE 1 REQUIREMENT - BUILDING MATERIALS (CONTINUED) Typical Unit Materials 1. DARK GREY FIBER CEMENT SHIPLAP SIDING 2. LIGHT GREY FIBER CEMENT SHIPLAP SIDING 3. RED BRICK (SIZE TO MATCH EXISTING) 4. PAINTED STEEL TRIM 5. MASONVILLE SANDSTONE ACCENTS 1 1 1 2 2 3 3 4 4 5 (HOWES STREET FRONTAGE ONLY) 3.4.7 (E) COMPLIANCE 8 0’2’4'8’ 3.4.7 (E) TABLE 1 REQUIREMENT - BUILDING MATERIALS 4. New construction shall reference one or more of the predominate material(s) on historic resources on the development site, abutting, or across a side alley, by using at least two of the following to select the primary material(s) for any one to three story building or the lower story facades until any stepbacks (required or otherwise): 1) Type 2) Scale 3) Color 4) Three-Dimensionality 5) Pattern RESPONSE 4. The street and courtyard facing facades of the ground level of the new building are clad in red brick with shingled areas to respond to the existing house and its later addition. Window sills/headers and the foundation walls of the existing house are sandstone with some painted wood frieze boards and trim while the one story addition is primarily clad with large scale shingles and horizontal siding. The new building design references these details throughout. BRICK MASS RELATES TO EXISTING HOUSE PARAPET CAP REFERENCESGREY PAINTED EAVES RED BRICK CONTINUES AT LOWER LEVEL SANDSTONE ACCENTS 3.4.7 (E) COMPLIANCE 9 0’2’4'8’ 1 1 1 1 1 2 1 2 2 2 3.4.7 (E) TABLE 1 REQUIREMENT - FACADE DETAILS 5. Use at least one of the following: 1) Similar window pattern 2) Similar window proportion of height to width 3) Similar solid-to-void pattern as found on historic resources on the development site, abutting, or across a side alley. RESPONSE 5. The windows of the existing house tend to follow an approximately 2:1 height to width ratio while the one story addition windows are roughly 1:1. We reference these proportions in the new typical windows. CONTEMPORARY STEEL HEADERS AND LINTELS AT 2:1 PROPORTIONS A FEW WINDOWS HAVE 1:1 PROPORTION TO RESPOND TO 1950’S ADDITION EXAGGERATED MASONVILLE SANDSTONE SLAB LINTEL FORMS 1:2 PROPORTION WITH WINDOW TYPICAL2:1 PROPORTION RESPONSES 10 3.4.7 (E) TABLE 1 REQUIREMENT - VISIBILITY OF HISTORIC FEATURES 7. New construction shall not cover or obscure character- defining architectural elements, such as windows or primary design features, of historic resources on the development site, abutting or across a side alley. RESPONSE 7. The new construction does not physically engage with the existing house or the 1950’s addition. Because the new construction is not significantly closer to Howes street than the existing house, the existing house remains prominently visible from Howes street and the sidewalk. PREVIOUS EAST (HOWES STREET) ELEVATION-PERSPECTIVE 11FLATS AT THE OVALUNIVERSITY SERVICES CENTER CURRENT EAST (HOWES STREET) ELEVATION-PERSPECTIVE 12FLATS AT THE OVALUNIVERSITY SERVICES CENTER PREVIOUS NORTH ELEVATION-PERSPECTIVE 13ALLEYS HOWES STREET CURRENT NORTH ELEVATION-PERSPECTIVE 14ALLEYS HOWES STREET PREVIOUS WEST (ALLEY) ELEVATION-PERSPECTIVE 15FLATS AT THE OVALUNIVERSITY SERVICES CENTER CURRENT WEST (ALLEY) ELEVATION-PERSPECTIVE 16FLATS AT THE OVALUNIVERSITY SERVICES CENTER PREVIOUS SOUTH ELEVATION-PERSPECTIVE 17ALLEYS HOWES STREETVIEW FROM FLATS AT THE OVAL PARKING COURT CURRENT SOUTH ELEVATION-PERSPECTIVE 18ALLEYS HOWES STREETVIEW FROM FLATS AT THE OVAL PARKING COURT PREVIOUS PERSPECTIVE FROM HOWES STREET FORECOURT 19 CURRENT PERSPECTIVE FROM HOWES STREET FORECOURT 20 PREVIOUS AERIAL PERSPECTIVE FROM NORTHEAST 21 CURRENT AERIAL PERSPECTIVE FROM NORTHEAST 22