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HomeMy WebLinkAboutWILLOW AND PINE MULTI-FAMILY - PDP - PDP180006 - CORRESPONDENCE - HISTORIC PRESERVATIONCity of F6rt Collins DATE: TO: CC: FROM: RE: Maren, MEMORANDUM July 31, 2018 Planning, Development and Transportation Services Planning Services 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 970.221.6750 970.224.6134 - fax fcgov. com/curren taanning Maren Bzdek, Senior City Planner, Historic Preservation Rebecca Everette, Development Review Manager Tom Leeson, CDNS Director Jason Holland, City Planner Willow Street Residences PDP180006 You have asked about the status of the project review and whether planning staff is able to provide a final recommendation for the Landmark Preservation Commission. You have explained that the Applicant proposes to go back to the LPC for a final recommendation in August. As you know, final comments for this round of review are due to the Applicant next week. Staff will not be able to make a final recommendation at that time. There are many positive design attributes that have been provided with the PDP revisions. While the applicant has made significant progress, there will be staff comments and redlines that will need to be addressed through the staff review process (Step 5 of the review process flowchart). The main issue is compliance with LUC4.17(D)(3)(c) 2. Windows. Details on this comment are provided below, along with updated comments for the 2"d round of review. The Applicant does have the option to go back to the LPC again for preliminary feedback and to present the extensive positive changes, with the potential for a final recommendation to LPC for their September meeting. Comment Number: 7 Comment Originated: 05/07/2018 4.17(D)(3)(c) 2. Windows. Windows shall be individually defined with detail elements such as frames, sills and lintels, and placed so as to visually establish and deTn_e_t_he__b_u_i1_ding stories and establish human scale and proportion. Windows shall be placed in a symmetrical pattern relative to the wall and massing. Glass curtain walls and spandrel -glass strip windows shall not be used as the predominant style of fenestration for buildings in this District. This requirement shall not serve to restrict the use of atrium, lobby or greenhouse -type accent features used as embellishments to the principal building. Staff comments from the first round of review: Standard not met. Staff recommends that all windows be designed to provide depth and with details formed by joinery of structural materials. 7-31-2018. 2nd round of review in progress: Standard still not met, and no specific comment response was provided with the 2"d round of review to accompany the comment. Window and sliding window/door details have been provided, but without a design configuration that demonstrates compliance with the standard. The standard requires that windows shall be "individually defined with detail elements such as frames, sills and lintels" as part of the "Character and Image" standards. RDR guidelines support this requirement explaining that window frames "be located so that a distinct profile is present". The window frame "should be slightly recessed and a shadow line shou e visi e . The project proposes painting the field material abutting the window to suggest a lintel. The base below the windows are also defined with a paint color change with the intent to define a larger window opening to visually maintain a consistent pattern of window proportions. With the overall design approach for the building, the window pattern, design and framing details are key considerations. The windows are not "individually defined" in accordance with the standard. Window framing is not consistently provided. The window frames are not consistently recessed in order to provide a distinct profile shadow line around the windows. Additional graphic detail/notations are also needed to clarify the graphic details provided. The drawings and notations provided must clearly identify compliance with the standards described. The painted lintel treatment does not contribute to the window frame or window recess requirement specifically described in the standard. The lintel treatment also does not meet the RDR material standard and key design concepts in the RDR Guidelines to design with "authenticity in building and materials" and "design with consistency" where a "cohesive quality in the use of materials" is provided. If lintels or other features are used to meet the window design standards, they should be designed in a manner that contributes compliance with the RDR Development Standards and Guidelines, and not designed as a detracting element. There may be a number of different design solutions that could be provided that would meet the standard. There will be other minor comments, but this appears to be the main compliance comment. Should the applicant not be able to meet the standard or address other comments and redlines, they could propose a modification to the standard for review by staff. Other Items: There are also a number of items on the plans that need further written and graphic clarification in order to demonstrate design intent related to compliance with the standards. These are likely not issues, but will need to be reviewed. The review of the project is ongoing, with comments due to the applicant next week. The comments and any associated redlines must be addressed through the staff review process. Planning staff could look at a reduced review timeframe if no other comments need to be addressed with plan revisions prior to scheduling the hearing.