HomeMy WebLinkAboutRESPONSE - RFP - 7595 OLD TOWN SQUARE RENOVATIONSRESPONSE TO THE REQUEST FOR PROPOSAL 7595
SUBMITTED BY:
studioINSITE, LLC
PRESENTED TO:
THE CITY OF FORT COLLINS
FEBRUARY 13, 2014
Old Town Square Renovation
SECTION 1: Cover Letter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1
SECTION 2: Qualifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
SECTION 3: Similar Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13
SECTION 4: Sample Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19
SECTION 5: Firm Experience . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
SECTION 6: Project Approach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26
SECTION 7: CM/GC Experience . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31
SECTIONS 8 & 9: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32
Acknowledgements and Fee Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . .32
References, Team Hourly Rates, Registrations . . . . . . . . . . . . . . . . . . . . . . .34
Table of Contents
City of Fort Collins
Purchasing Department
215 N. Mason Street 2nd Floor
Fort Collins, CO 80524
Attn: Todd Dangerfield
February 13, 2014
Re: Request for Proposal 7595 Old Town Square Renovation
Dear members of the Selection Committee,
It is my pleasure to submit our team qualifications to lead the design effort for
the renovation of Old Town Square. As principal of studioINSITE, a Denver based
planning and landscape architectural firm, I lead a national effort to teach other
design professionals about the importance of hand visualization in the planning
and architectural process. The more information we as designers can communicate
to stakeholders such as city officials, property and business owners and interested
citizens, the better they understand our ideas and can offer genuine feedback.
Our Old Town Square team is comprised of many local consultants who are quite
knowledgeable with the process of designing and constructing projects in Fort Collins.
The strength of our team is our ability to develop meaningful design concepts AND
back up those ideas with the technical know-how of program analysis, engineering,
sustainable practices and documentation.
We are familiar with this project. In 1983 I was on the architectural team with
Seracuse Lawler and Partners and assumed a major role in the design of Old Town
Square and the surrounding buildings. We worked closely with Gene Mitchell
translating his vision for redeveloping an existing blighted area of historic downtown
into what is now a proud asset for Fort Collins residents and “must see” destination
for visitors. Times have changed and many design assumptions we made three
decades ago are no longer valid. Others are just as visionary. It is an honor to have the
opportunity to revisit my design and carry forward new ideas that will keep Old Town
Square as iconic and well-loved for generations to come.
We have assembled a strong local team. We have already “hit the ground
running” by assembling an amazing consulting team of architects and engineers,
currently working with Fort Collins, who can quickly address all aspects of program
development, design, site planning, visualization, infrastructure engineering, public
engagement, landscape, traffic and pedestrian analysis and if needed, market
feasibility. We believe in strengthening the local economy and are proud to have
close to half of the individuals named in this proposal residents of and working in Fort
Collins.
We value creative ideas and a collaborative process. We learned long ago that great
design ideas evolve from having solid base information to work from, brainstorming
with a diverse group of stakeholders to seek out the best solutions, recognizing that
“no idea is a bad one,” and quickly visualizing those ideas with effective sketches and
3D SketchUp models. We also recognize that those on our team who reside in Fort
Collins have the best working knowledge and historical perspective about Old Town
Square—thus improving efficiency by making more informed decisions. Our team
has already arranged a conference room at ArchitecturePlus offices to serve as the
dedicated “project workshop” to support an uninterrupted collaborative process.
“I seem to always ask studioINSITE
for the impossible, and they
always deliver. So I keep asking
them for more.”
— JOHN BARNOSKY, Architect
Colorado State University
studioINSITE concept sketch for the Grand Avenue
Bridge Replacement project, summer 2012.
2
We promote the streetscape and the experience of urban space. Drawing upon
years of urban design and streetscape projects, we understand the importance of
finding fresh—and often surprising—solutions for meeting current program uses or
designing in flexibility for an evolving future. Instilling a sense of place into Old Town
Square or the alley spaces between buildings is based on how people will actually
use, enjoy and experience the outdoor environment. It is our goal as designers to go
far beyond creating beautiful urban spaces to look at, but memorable places that
engage, educate, entertain and promote joy.
Gaining Stakeholder Feedback in Workshops. We have discovered that many of
the individuals participating in community planning efforts have little understanding
of site plans and building elevations. We have had great success sitting down with
shop owners, residents, students and civic leaders, “one-on-one” and sketching out
their ideas right in front of them. People light up seeing their ideas come to life on
paper and immediately understand and buy into the concepts. As a result of this
direct feedback and idea sharing, many of them become “champions” of the idea and
help promote the concepts to others in the room. We’ve effectively used the “before
and after” visual method in which a digital photograph of an existing condition is
displayed adjacent to a sketch of what it might look like with street improvements or
architectural facade renovation. This direct communication and visualization process
that we used this past year in Glenwood Springs has been very effective in generating
public feedback and city council support for the CDOT Grand Avenue Bridge
replacement project.
Design Communication is Our Best Strength. Whether an idea is first being
sketched or later prepared as an engineering construction drawing, the range of
talent in our team is rarely found in the industry. With ArchitecturePlus, JVA and
Beaudin Ganze, we have the local architectural and engineering know how to
survey and document existing site conditions and to formalize design concepts with
technical documentation. We also have the expertise of nationally recognized sound,
lighting, and aquatic design consultants who specialize in state-of-the-art stage
design, lighting public spaces with new interactive digital lighting systems and water
amenity design.
We are sincerely pleased to submit our credentials and would be very honored to
have the opportunity to be on the selected list of firms to continue with the interview
process for this wonderful project that will strengthen the downtown Fort Collins
district and bring a long-lasting “Old Town” energy to the residents, businesses and
visitors.
Sincerely,
Jim Leggitt, FAIA, LEED AP
Principal, studioINSITE, LLC
jleggitt@studio-insite.com
303.433.7100
Before and after visualization for repurposed alley
in Brighton, Colorado
Jim Leggitt sketching during a community planning
session in rural Colorado
SECTION 1: COVER LETTER
3
studioINSITE, LLC is a national leader committed to the design of meaningful
and memorable places. Dedicated to discovering and revealing the spirit of
the culture, people and place of each locale, we are passionate advocates
of the public realm. In business for 13 years, with 12 employees, we firmly
believe that the movement of people – as pedestrians, merchants, employees,
patrons, dwellers, travelers and transit riders, as well as the spaces enjoyed by
them – has been the foundation of and is essential to the vitality and success
of truly great districts, cities and counties.
Based in Denver, Colorado, we have successfully created visions and designed
people-oriented places throughout Denver, the Rocky Mountain Region, and
nationally.
studioINSITE’s range of project types includes urban streetscapes, corridors,
districts and communities; municipal and cultural facilities; mixed-use
commercial, office and retail developments; transit-oriented developments;
multi-family housing; higher education, health care and corporate campuses;
and hospitality. Meaningful stories evolve from each and every one of our
master-planned and designed spaces.
“Our Brighton City Council held
a visioning workshop in which
studioINSITE sketched ideas
during the session and developed
over 60 drawings visualizing the
council’s goals for the city. Their
quick sketches were valuable in
establishing priorities for our city’s
future.”
— MARVIN FALCONBURG,
Assistant City Manager
City of Brighton, CO
14th Street Redevelopment, Downtown Denver, CO
California Street Pedestrian Mall, Creighton University, Omaha, NE
studioINSITE Firm Profile
SECTION 2: QUALIFICATIONS
California Street Redevelopment, Denver, CO
4
JIM LEGGITT, FAIA, LEED AP, Principal, studioINSITE
Accomplished architect, urban planner, and nationally recognized illustrator,
Jim Leggitt has designed campuses, communities, mixed-use developments,
cultural facilities, churches, and transit-oriented developments. Author of
Drawing Shortcuts (Wiley & Sons, 2010) and educator who is known worldwide,
Jim brings to studioINSITE a unique ability to quickly visualize conceptual
design using his method of merging traditional hand-drawing techniques
with 2D and 3D digital tools. Having practiced for over 35 years in Denver, Jim
is a Fellow with the American Institute of Architects and an adjunct professor
at the University of Colorado Denver College of Architecture and Planning. At
studioINSITE he is Principal of innovation and design visualization.
• City of Glenwood Springs Downtown Plan, 2000, Glenwood Springs, CO
• Grand Avenue Bridge Replacement Visioning, 2012, Glenwood Springs, CO
• City of Brighton Downtown Visioning, 2013, Brighton, CO
ERIC TAYLOR, ASLA, PLA, Landscape Architect, studioINSITE
A talented designer with 13 years experience developing sophisticated
landscape environments, Eric creates inspired places characterized by a
seamless relationship between architecture and the natural environment. He
recognizes that Landscape Architecture is the tangible connection between
people and their environment and develops landscape designs that provide
a stimulus for movement within spaces. As a registered Landscape Architect,
Eric provides critical leadership while mentoring team members and
encouraging the development of a creative, yet pragmatic design aesthetic.
• Denver International Airport South Terminal Redevelopment Level 5 Plaza,
Denver, CO
• Children’s Hospital Colorado South Campus, Highlands Ranch, CO
DENNIS RUBBA, ASLA, PLA, Principal, studioINSITE
Founder of studioINSITE and graduate of Colorado State University, Dennis
Rubba is a nationally recognized leader in the planning and design of urban,
cultural, and public spaces. On each project, Dennis utilizes his responsive
leadership skills combined with his passion for planning, design, and visual
communication to consistently produce work of high quality for both client
and user. Dennis is noted for his ability to elicit a project’s vision, articulate that
vision into words and through design, and passionately represent the work.
Dennis has led numerous award-winning planning and landscape architectural
projects throughout Colorado, the country, and internationally. Dennis
champions visual communication as a design tool on all projects as a means to
tell the story of each design.
• 14th Street Initiative & Design, Denver CO
• 16th Street Urban Design Framework Plan, Phase II, Denver, CO
• California Streetscape Improvements, Denver, CO
SECTION 2: QUALIFICATIONS
Role: Principal/Project
Designer
Role: Consulting Principal
Role: Project Manager
5
February 8, 2014
To whom this may concern,
studioINSITE has been working with the City of Glenwood Springs Downtown Development Authority for the past
18 months. They have been our lead consultant in refining our downtown vision for implementation. They also have
been pivotal in visioning and design support for the replacement of the Grand Ave Bridge, a $60 million CDOT project,
that interfaces with historic downtown Glenwood Springs.
Their role has been a unique role in comparison with many contracts as this contract has had some flexibility to
respond where needed in the process. studioINSITE’s work has included refining urban design plans, preparing
specific site construction plans and importantly helping to gain political consensus around these issues and projects
so they could be built. Questions have come up at Board, Council and community meetings, “what would it look like?”
Within days sketches, plans and computer models were created illustrating the different solutions for an intersection
design or a sidewalk patio seating area, allowing a consensus in vision as a result of offering clear and thoughtful
information.
One of the characteristics of this team, led by Jim Leggitt, is that they are good listeners. The have listened to the goals
and vision of the DDA Board, the City Council and staff, the business leaders, the citizens and combined that with 30+
years of professional experience to suggest unique solutions for this unique place. They have carefully worked with
the materials that represent the history of Glenwood so that plans integrate a City much loved for its own story. The
have looked to our prize historical buildings for references in color and form and materials. For example, the proposed
pedestrian bridge crossing the Colorado River, a CDOT project, reflects the form and materials of the roof line of our
historic train station, a concept suggested by studioINSITE.
The Glenwood Springs Downtown Plan, a project worked on by Jim Leggitt in 2001 is the basis for these
improvements. 13 years later, it was time for refinements to the plan and time to build some projects. This spring,
2014, with studioINSITE’s design leadership, we go to construction with $1 million of improvements including 2 blocks
of 18 foot wide sidewalks which eliminate parallel parking on one side of the street to allow for outdoor patio seating
for our 7th St. “restaurant row.” The first stage of what will be our first urban linear park on the other side of 7th Street
at the base of the new pedestrian bridge crossing the Colorado River, a new entry into the downtown. We are also
putting the finishing touches with plazas, streetscape and raised planters on our first downtown parking structure
which accompanies our new downtown library. We are upgrading our first alley beaming with character and offering
outdoor seating for an adjacent new 4700 SF restaurant. For a community of less than 10,000 residents with the help
of a thoughtful and skilled design team we are abounding with improvements to our downtown.
Leslie T. Bethel
Executive Director
City of Glenwood Springs
Downtown Development Authority
101 W. 8th Street
Glenwood Springs, CO 81601
Office 970-384-6446
SECTION 2: QUALIFICATIONS
6
Lucky Joe’s
Clothes Pony
ARCHITECTURE PLUS’ success has been propelled by understanding that we
are about more than just buildings. We envision the end user: how they will
live, work, rest or play in the environment that we have designed.
Old Town Fort Collins is our environment. Our office has been located in the
historic Blunck House on Oak Street for over 35 years. Our staff bike to work
and walk to the many downtown cafes, shops and restaurants. We appreciate
the character of Old Town and realize historic preservation is crucial to
escaping the confines of anonymous storefronts. The local spirit of Fort Collins
is unique and so should be our gathering places. Our designs blend history
with the organic urban renewal trend to strike a nice balance, such as Beau
Jo’s new location. A+ offers a creative staff of dedicated LEED Accredited
Professionals adept with design solutions, phasing, and construction
administration for projects where disruptions are not an option. We thrive on
challenges as they are opportunities that lead to highly creative solutions.
In support of sustainability and our clients’ budgets, we value the repurposing
of spaces. In fact, over 80 percent of our work over the past decade has been
renovation projects. In tandem with a team of experts, we transform existing
structures to reduce waste, environmental impact and costs. We agree
creating great public spaces engage people to care about the environment
around them, so let’s harness the energy of all of us who care passionately
about Old Town to continue creating a true livable, sustainable community.
JIM COX, AIA, Principal, ArchitecturePlus
Jim is senior principal with expertise in design, space planning, programming,
and facility maintenance management. He has taught architecture at Texas
A&M and interior design at CSU. Jim served as President of AIA/Colorado.
Jim’s designs have received national, regional and local AIA design awards,
LEED Gold and three local “Certificate of Excellence in the Field of Historic
Preservation”. To save significant historical buildings and districts, Jim
has served as Chairperson for the Loveland and Fort Collins Historic and
Landmark Preservation Commissions. To augment his design skills, Jim
has performed facility and site condition assessments for over 150 million
square feet of building types worldwide. This service focuses on evaluation
and recommendations for the efficient and responsible operation and
maintenance of facilities and sites.
• Beau Jo’s Pizza Historic Renovation, Fort Collins, CO
• Laramie Plains Civic Center Historic Rehabilitation Live/Work Plan, WY
• Live/Work Visioning Charrette, Downtown Loveland (Karate Studio) with
Loveland Planning Department
• DMA Plaza Facility Audit and Visioning Charrette, Fort Collins, CO
SECTION 2: QUALIFICATIONS
Architecture Plus Firm Profile
7
TED PYPER, PE, Senior Consultant, K2 Audio
With 10 years in the field of architectural acoustics consulting, Ted Pyper
approaches consulting with an intensive background in engineering
and music. He has provided acoustics design for concert halls, theaters,
educational facilities, recital halls, museums, and convention centers
throughout North America and Europe.
With his degree in electrical engineering, he has continued his research
pursuits and professional development in acoustics, including service as
Vice-President of the New York Metropolitan Chapter of the Acoustical Society
of America. Ted has presented papers relating to theater design, coupled
volumes and computer modeling at acoustics conferences in Pittsburgh, New
York and Reykjavik, Iceland.
DEBORAH BRITTON, CEO/Principal, K2 Audio
Deb Britton, CEO and Principal Consultant at K2, has been working in the
audio industry for over 20 years. She currently manages AV and acoustic
design projects ranging from schools and performing arts facilities, to the
current Chambers renovation at the Colorado State Capitol.
Throughout her career, Deb has taught many seminars, chaired panel
discussions, and lectured to groups for women in engineering. She also
taught acoustics at Berklee College of Music in Boston. Deb served as a
member of the NSCA Consultant’s Council, was recipient of the first ever
“Women AV Award”, and currently sits on the Board of Directors for
InfoComm International.
Regis University Recital Hall, Denver, CO
K2 is a full service consulting firm specializing in the disciplines of acoustics,
audio/video systems design, and the design of rigging and production/per-
formance related lighting systems and controls.
Our staff experience spans a wide range of building types - from govern-
ment and educational facilities, to corporate headquarters and facilities for
the performing arts. All of these building types possess a common ground in
the need for people to easily and effectively communicate with each other in
an environment that seamlessly integrates technology, architecture/interior
design, comfort, and acoustics. Our past and current experiences on these
different project types bring many possible solutions to achieve this require-
ment. What we can guarantee to our clients is this breadth of experience, the
patience to understand their needs, the creativity to work with others toward
a common goal, and a willingness to look at all things in a fresh way.
SECTION 2: QUALIFICATIONS
K2 Audio Firm Profile
“We thought (K2) did an excellent job and we thoroughly enjoyed working with you. I would gladly hire you again
and recommend you to anyone else looking for acoustical and audio visual consulting.”
— Peter Both, Federal Reserve Board of Governors
8
Denver Union Station
14th Street Ambassador Corridor
Clanton and Associates, Inc. (C&A) is an award-winning design firm that
specializes in sustainable lighting design. The firm has been committed
to environmentally sensitive design for over 32 years. C&A employs 12 full
time people including two registered engineers, four senior designers. Five
design staff members are LEED Accredited Professionals. Founded in 1981,
C&A has participated in over 3000 design projects of all types and sizes. The
firm’s diverse portfolio of work includes: interior and exterior lighting design
projects, the development of local, and national lighting criteria.
The firm has successfully designed exterior lighting systems to illuminate
roadways, parking areas, bridges, pedestrian malls, architecture, town
squares, landscape features, and art. With a design process that focuses on
creating nighttime environments of the highest quality, unwanted glare,
light pollution, and light trespass are minimized. Firm members participate
in the research and development of new lighting standards and apply the
most current visibility criteria to each planning or design project. By aligning
projects with future technology and ongoing research, C&A provides
beautifully integrated design solutions which save energy, are easier to
maintain, and provide exemplary visibility.
GREGG ADAMS, LC, LEED AP, Principal, Clanton & Associates
Gregg Adams, LC, LEED AP, is responsible for all phases of project work at
Clanton & Associates, from proposal to completion. Gregg has architectural
lighting experience in aviation, commercial, and education arenas, as well as
urban streetscapes, transportation, and municipal street light master planning.
His residential lighting designs have received Awards of Merit from the IESNA.
In addition to his experience as a lighting designer, Gregg was the Midwestern
Regional Manager for an outdoor lighting manufacturer and launched that
company’s “dark skies” initiative. He is a recurring guest lecturer for the Interior
Design program at Colorado State University and adjunct to the Interior Design
department at Arapahoe Community College in Littleton, CO.
Gregg has worked in the lighting industry since 1989 and began work with
Clanton & Associates in 1997. He holds an MBA from the University of Denver
and a Bachelor of Fine Arts degree from Arizona State University. Gregg is
Lighting Certified by the National Council on the Qualifications of Lighting
Designers (NCQLP) and is a LEED® Accredited Professional (AP). His professional
affiliations include the Illuminating Engineering Society of North America
(IESNA) and the US Green Building Council (USGBC).
• Interior and exterior lighting design for the Denver International Airport
Concourse A 6-Gate West Expansion
• The Empire State Building Observatory (86th Floor) Site lighting design at
Anthem Broomfield (3500-acre residential development)
• Numerous structure replacement projects with the Colorado Department of
Transportation, including the Highland Bridge over I-25 (Denver, CO) and the
I-25 Viaduct Replacement (Trinidad, CO)
• Site lighting at Mile High Stadium (Denver, CO)
SECTION 2: QUALIFICATIONS
Clanton & Associates Firm Profile
9
CHARLES R. HAGER, IV, PE, Principal-in-Charge, JVA
Charlie is a Vice President at JVA and has been with the firm since 2001.
Charlie has worked as the project manager for hundreds of municipal,
commercial, institutional, educational, industrial, single- and multi-family
residential projects. He is a dedicated civil engineer who enjoys a challenge
and still gets excited about solving design problems. Charlie specializes in
municipal and recreational projects that require a higher level of service,
design and coordination effort. He has extensive experience working on site
development that typically requires complex, integrated civil engineering
design. He strives to be on the leading edge of latest stormwater runoff
quality enhancement and detention methods. Charlie emphasizes upfront
communication and coordination to provide efficient site layout and reduce
site construction costs.
MICHAEL MCDONALD, PE, Senior Associate, JVA
Mike joined JVA in 2002 as a Senior Project Manager and he if the Regional
Manager of JVA’s Fort Collins office located in Old Town Square. Mike is
service-oriented with a strong attention to detail. His career has focused on
municipal, institutional and higher education buildings with a wide range of
project sizes. Mike is presently working directly for the City of Fort Collins on
their facilities and he is very familiar with the historic structures that comprise
Old Town Fort Collins. In addition, Mike has been involved in numerous
recreation projects involving site structures and outdoor amenities. He
has also provided structural services for the National Park Service in several
western states on shelters, bridges and visitor centers.
Filmore Plaza, Denver, CO
JVA, Incorporated is a consulting structural, civil and environmental
engineering firm headquartered in Boulder, Colorado with offices in Fort
Collins and Winter Park. JVA has a 58-year history of engineering experience
serving architects and Owners nationwide. Their Fort Collins office was
established in 1998 and they are in Old Town Square to better serve their
clients. JVA has been involved in dozens of parks, libraries, gymnasiums,
municipal recreation centers, and public safety facilities. Their park and master
planning experience includes shelters, pavilions, bridges, piers, boardwalks,
concessions and restroom facilities, site walls, fences and entry monuments.
At present, they are involved in over a half dozen municipal park projects
along the Front Range and they completed work at the Loveland Fairgrounds
Park and Fossil Creek and Spring Canyon Parks in Fort Collins.
Their civil and structural teams are now involved in a significant urban
landscape project for the City of Boulder in bringing new life to Boulder’s
Central Park and Farmer’s Market area. This project will include new lighting,
hardscape, a performance pavilion and attractive site features to enhance the
park experience. They have also been involved in multiple improvements to
Boulder’s Pearl Street Mall including lighting, kiosks, water features, canopies
and signage.
SECTION 2: QUALIFICATIONS
JVA Firm Profile
10
Wagner Park Pavilion Aspen, CO
Beaudin Ganze Consulting Engineers provides mechanical/electrical/
plumbing system design solutions to meet the needs of Old Town Square’s
renewal. BGCE is dedicated to the success of the project and the project team.
Our engineers enjoy the unique challenges presented by each project
and apply our expertise with energy efficient and integrated systems. We
encourage our engineers to think outside the box while designing systems to
meet the owner’s needs and budget.
From optimizing energy-efficient building systems to turn-key solutions -
we are committed to meeting the needs of Old Town Square.
SECTION 2: QUALIFICATIONS
BRIAN G. ROBERTSON, PE, CEM, LEED AP
Principal and Lead Electrical Engineer
Brian Robertson is BGCE’s Lead Electrical Engineer. He develops and
implements projects that align with the strategic business plan. Brian
engineers electrical and lighting design for a wide variety of education,
commercial, public, healthcare, and retail projects, collaborating and
communicating effectively with other disciplines involved.
As a Lead Engineer and Project Manager, Brian supervises project teams,
working with clients from the proposal stage through final observations and
record drawings. He actively mentors junior and mid-level engineers, fosters
client relationships, and develops new business and performs QA/QC reviews.
Brian is also a major proponent of the firm’s community involvement.
COREY RHODES, PE, LEED AP, Lead Mechanical Engineer
Mechanical engineering and project management are Corey’s specialties. He
has performed complex HVAC and plumbing engineering designs for
multiple-phased new construction and renovation projects. As project
manager of many of BGCE’s projects, Corey leads multi-disciplined groups of
professionals through the design and construction stages.
Corey strives for client satisfaction, cultivating relationships and furthering
business development efforts and is involved in industry association and
community organizations. Corey is also experienced in facility audits,
extensive field work, systems analysis, energy modeling for buildings and
central utility plants, and determining the best method to improve a facility’s
energy efficiency.
Beaudin Ganze Firm Profile
“Based on our outstanding experience working together
...BGCE not only met expectations, you exceeded them.”
— Scott R. Soundrup, AIA, BWG Architects
11
MARTY GREGG, Principal-in-Charge & Art Director
Marty is the founding principal of ArtHouse Design. Over his 32 years as
a designer he has created award-winning brand identities, international
environmental signage programs and collateral for corporate, commercial,
retail, healthcare, universities, and municipal clients. Marty is known for his
diverse experience and his wizardry with pen and paper, making spontaneous
ideas in a meeting instantly come to life. His innovative design solutions
are applied to all phases of the design process making him an energizing
presence on any team or project. He is a member of many professional
associations including the American Institute of Graphic Arts and the Society
for Environmental Graphic Design, and is a frequent speaker on design issues
at conferences and schools around the country. Marty received his Bachelor
of Fine Arts, with a concentration in Graphic Design from Colorado State
University.
• Town of Steamboat wayfinding and identity signage design
• Town of Avon wayfinding and identity signage design
• Town of Cripple Creek wayfinding and identity signage design
• Barwa New Cairo City wayfinding and identity signage design
• 14th street Redevelopment Denver wayfinding and identity signage design
• Clayton Lane Cherry Creek Denver wayfinding and identity signage design
• Denver Art Museum expansion wayfinding and signage design
Denver 14th Street Corridor Streetscape
Since 1983, we’ve specialized in creating design that withstands the
test of time. Strong and insightful logos. Extraordinary and unexpected
environmental design. Beautifully strategic wayfinding. Our designs help
establish new brands and transform existing ones – giving brands depth
through refreshing, unique, strategic, exciting visuals.
We are a full service firm – partnering with our clients from concept to
execution and every small, wonderful detail in between. We look at a problem
from all angles and create design solutions that translate to printed pieces,
environmental and three-dimensional applications. We are committed to
continually finding creative ways to bring strategic design into all parts of
a brand – from a pristine logo on exquisite paper to a complicated signage
system several stories tall.
We are located in Colorado, just a short plane ride from either coast, which
means we keep ourselves close to the latest in urban and international design
yet removed enough to offer fresh thinking. Our design and expertise has
been heralded from the ski areas of Colorado to the streets of Abu Dhabi and
an amazing array of places in between.
SECTION 2: QUALIFICATIONS
Clayton Lane, Cherry Creek North, Denver
ArtHouse Firm Profile
12
SECTION 2: QUALIFICATIONS
Arapahoe Station, Littleton, CO
With an inspiring resume of more than 500 aquatic facilities, it is no surprise
that OLC’s in-house aquatic team uses innovative design solutions and top
notch technical skills to surpass client expectations. Whether the project is an
exercise, therapy or recreation pool, municipal splash pad, commercial water
park, fountain or resort amenity, our aquatic designers work seamlessly with
the architectural team to address all opportunities and challenges in each
phase of design and construction.
Our goal is to listen to your needs and calm your concerns before thoughtfully
programming and creatively planning the aquatic attraction to fully realize
your ambitions. We make it our business to be up-to-date on local, state and
international aquatic design standards and guidelines. Our objective is to stay
abreast of industry trends, health and safety issues as to provide the finest
possible end product for you. Since 1993, owners and managers of the
nation’s largest health clubs, wellness centers, city and county recreation
districts and privately-owned resorts across the nation have trusted OLC to
deliver purpose-driven, user-friendly and operationally efficient aquatics.
ALDO CORONADO, Principal and Lead Electrical Engineer
As the Director of Aquatic Design, team leader and an OLC principal, Aldo
brings to the firm over 18 years of hands-on experience within the areas of
aquatic design, engineering, cost and system alternatives, and construction
management. Aldo’s vast knowledge within the aquatic industry consistently
exceeds our clients’ expectations. His ability to coordinate projects within
OLC as well as on a consultant basis have helped establish OLC as a leader in
aquatic design throughout the country.
OLC Aquatics Firm Profile
Campbell County Recreation Center,
Gillette, WY
Franklin Park, Denver, CO
13
GLENWOOD SPRINGS
DOWNTOWN
IMPROVEMENTS
Glenwood Springs, Colorado
The DDA commissioned
studioINSITE in 2012 to develop
conceptual ideas and sketches for a
new bridge over the Colorado River,
widening of downtown sidewalks,
new pedestrian promenade and
urban park.
CLAYTON LANE
AT CHERRY CREEK NORTH
Denver, Colorado
The 9.5-acre infill site has been
transformed into a vibrant urban
neighborhood destination. Clayton
Lane is a pedestrian-oriented street
with high quality urban design
features and details that form a
distinct streetscape system for this
truly unique mixed-use center.
SECTION 3: SIMILAR PROJECTS
CALIFORNIA STREET
PEDESTRIAN MALL
CREIGHTON UNIVERSITY
Omaha, Nebraska
The redevelopment of the
California Street Mall is an integral
part of the 2003 Campus Master
Plan created by studioINSITE. As
the primary pedestrian walkway
through the campus, the Mall
has been re-graded to a series of
terraces, transforming the walkway
into a sequence of usable social
spaces for students.
14
14TH STREET “AMBASSADOR”
CORRIDOR
Denver, Colorado
The goal of this major 2012
street renovation project was to
establish 14th Street as a “cultural
spine” while contributing to the
overall improvement of downtown
Denver’s physical environment and
enforcing green principles.
DENVER INTERNATIONAL
AIRPORT PUBLIC PLAZA
Denver, Colorado
studioINSITE’s 2013 design for the
new DIA 80,000 sf plaza embraces
and enhances the sweeping
landscape views of the mountains,
welcoming visitors to the unique
Colorado landscape. Currently under
construction, this will be a place
of civic importance to Denver, the
metropolitan Front Range and the
Rocky Mountain Region.
SECTION 3: SIMILAR PROJECTS
DENVER JUSTICE CENTER
Denver, Colorado
The Denver Justice Center master
plan by studioINSITE in 2010
features a new Courthouse,
Detention Center, Post Office/
Parking Garage, and the “4th Room,”
referring to the distinctive Justice
Center Plaza. The orientation of
the buildings and creation of the
outdoor public space is inspired
by and reinforces the principles of
the historic Civic Center Park to the
east.
15
SECTION 3: SIMILAR PROJECTS
16TH STREET MALL URBAN
DESIGN PLAN PHASE II
Denver, Colorado
studioINSITE is currently working
closely with the Downtown Denver
Business Improvement District,
Downtown Denver Partnership, City/
County of Denver, RTD and the 16th
Street Plan Steering and Technical
Committees to renovate the mall for
another 25 years.
FILMORE PLAZA
AT CHERRY CREEK NORTH
Denver, Colorado
studioINSITE was commissioned
to evaluate various conceptual
redevelopment alternatives for
Fillmore Plaza in Cherry Creek
North. The concepts introduced an
approach that activated the space
and offered flexibility for a variety
of uses and a broad range of events
scheduled for the area.
LAKEWOOD CIVIC CENTER
MIXED USE DEVELOPMENT
Lakewood , Colorado
Lacking a “downtown,” the City
of Lakewood invisioned a mixed-
use cultural center adjacent to its
civic center, one that would serve
as a bridge to future downtown
development. (Dennis Rubba was
Principal-in-Charge for the master
plan of this new center while with a
previous firm.)
16
LARIMER SQUARE STREET
REDEVELOPMENT
Denver, Colorado
The Larimer Square Redevelopment
included the urban design of a historic
city block between 14th and 15th
Streets. A series of outdoor cafes,
benches, parking kiosks, pageantry
banners, and gaslight fixtures
accompanied native sandstone
paving. (Dennis Rubba was Lead
Designer for this project while with a
previous firm.)
OLD TOWN SQUARE
Fort Collins, Colorado
Since 1983, Old Town’s Historic
Square in the downtown district
of 23 historic buildings has served
as a hub for gathering, dining,
shopping, cultural activities and
entertainment. (Jim Leggitt was
Architect and Visualist for this
project while with a previous firm.)
WRITER SQUARE
Denver, Colorado
Denver’s first mixed-use project,
Writer Square occupies a city block
in LoDo. Condo, office and retail
tenants love its sense of intimacy
and of community. Users enjoy
the European-style corner plazas
connected by an “alleyway.” (Jim
Leggitt was Architect and Visualist
for this project while with a
previous firm.)
SECTION 3: SIMILAR PROJECTS
Aerial perspective by Jim Leggitt, 1983
17
HALL GARAGE RENOVATION
Fort Collins, Colorado
Teamed with the DDA and the City
of Fort Collins Advance Planning
Dept, Architecture Plus repurposed
the historic Hall Garage into a new
6,500 SF restaurant, which included
restoring the exterior to its original
appearance, incorporating solar
windows, high-efficiency mechanical
units, LED lighting and wind power
from Xcel Energy’s Windsource
program into the design.
RED ROCKS AMPHITHEATER
Morrison, Colorado
K2 was retained by The City of
Denver Department of Arts/
Venues to investigate sound levels
from Red Rocks Amphitheater in
neighboring residential areas, and
to propose operating sound level
regulations for one of the nation’s
cultural treasures.
FORT COLLINS ALLEYS
Fort Collins, Colorado
Clanton & Associates’ lighting
design for the City of Fort
Collins Alley Improvement project
added visual interest to these areas
while improving visibility and
safety for pedestrians, cyclists and
motorists.
SECTION 3: SIMILAR PROJECTS
18
ARISTA UPTOWN
DEVELOPMENT
Broomfield, Colorado
This distinctive water feature at the
Arista Uptown Development with
integrated colored lights, music and
programmed water jets, is a delight
for apartment, townhome, and condo
dwellers.
16TH STREET MALL
LIGHTING REHABILITATION
Denver, Colorado
Clanton & Associates was engaged
by the Downtown Denver BID to
develop a design and fabrication plan
that rehabilitated the existing historic
16th Street Mall pedestrian lighting
fixtures.
SECTION 3: SIMILAR PROJECTS
SPRING CANYON
Fort Collins, Colorado
Completed in 2007, Spring Canyon
Community Park is an extensive
100-acre park. Structures included
a maintenance facility, two pavilions
and three new restrooms that used
a mixture of timber and weathered
steel.
19
SECTION 4: SAMPLE WORK PRODUCT
Visualizing Conceptual Design. Visual material generated in the beginning
“big idea” design phase of a project is quite informal compared with plans
and drawings developed at later stages of the design process. During the
programming and schematic design phase of a project, studioINSITE relies
mostly on quickly composed hand drawn perspectives, thumbnail sketches,
annotated diagrams and a dominant use of colored markers. These hand-
drawn visuals are temporary in nature and serve the purpose of soliciting
feedback from stakeholders by illustrating multiple design concepts with
effective and user friendly graphic representations. 3-dimensional computer
generated models and graphics are not commonly developed at this early
point of studioINSITE projects.
Thumbnail Sketches during a work session with the
Brighton City Council.
65 sketches generated during a Brighton City Council half-day visioning session.
Quick site plan sketch with colored marker. Annotated site plan sketch over a Google Earth photograph for a mining museum.
Jim Leggitt sketching during a design charrette.
Hand drawn character sketch of a proposed plaza with colored marker.
Concept sketch for a repurposed alley with colored marker.
20
SECTION 4: SAMPLE WORK PRODUCT
Visualizing Design Development. As project designs become more
developed and refined, studioINSITE graphics are more carefully delineated
but still have an informal “in progress” character . Visualizations are generated
both by hand and created from 3D SketchUp model studies. Graphics can be
in the form of site plans, sections, perspectives and diagrams. Our goal in this
design development phase of the Old Town Square project is to communicate
ideas in the most efficient and cost effective manner - strategic visuals
representing more detail and materials that build consensus and continue
generating valuable feedback. These visuals are useful in stakeholder
presentations and during community work sessions.
Computer generated site plan graphic.
Hand drawn aerial perspective showing development of a plaza and landscaping design concept.
Hand drawn “overlay and trace” drawing from a SketchUp model base image colored with markers and colored pencil. studioINSITE team during an in-house design charrette.
3D SketchUp computer model study of a repurposed alley in Boulder, Colorado. 3D SketchUp model study of Filmore Plaza, Denver, Colorado
SECTION 4: SAMPLE WORK PRODUCT
Presentation Renderings. Perspectives developed for project promotion,
publication and presentations are created from project designs that have
been refined and are close to the project construction phase. Aerial or eye
level perspectives can be entirely generated as photorealistic computer
renderings or as digital hybrid renderings, what we call “digital watercolors”
that combine hand drawing, photography and computer model views.
Photorealistic computer generated rendering of proposed public plaza and park.
Digital hybrid “watercolor” rendering created from a photograph, 3D SketchUp model and hand drawing.
“Digitral Watercolor” hybrid rendering of proposed park based on a 3D SketchUp model.
Photorealistic computer generated rendering of proposed park and urban context.
21
SECTION 4: SAMPLE WORK PRODUCT
Presentation Plans and Sections. The illustrative plans and sections created
for formal presentations and publication are entirely generated by computer,
based on accurate AutoCAD plans and sections, and rendered in color with
graphic programs such as Adobe Photoshop. These graphics may include
notes identifying materials and site elements. Sections through site details
can be more technical in appearance with dimensions and notes, or more
illustrative showing people, shadows, landscaping and lighting effects.
Presentation illustrative plan for History Colorado Center entrance plaza.
PREMIUM ZONE: STREETSCAPE ELEVATION
PREMIUM ZONE: STREET CROSS SECTION PREMIUM ZONE: SECTION ENLARGEMENT
5.19.09
THE AMBASSADOR
ISSUE DATE
14
SECTIONS
10.7.09
STREETSCAPE TREATMENT: PREMIUM ZONE
Illustrative section through landscape planters with overhead shade structures. Illustrative sidewalk and street section.
Illustrative plan of the Dale Tooley Plaza at the Denver Justice Center.
Technical section detail through planter.
22
23
studioINSITE has an established reputation for the design of complex public
spaces similar to Old Town Square that incorporate varied program uses,
lighting technologies, infrastructure engineering, creative landscape solutions
and hardscape design. Our designs for public places are established through
an interactive collaboration with stakeholder groups, general public and
our client leadership team. Our current project redesigning the Galena Plaza
Public Park in Aspen is a perfect example of a total collaboration between our
consultant team, city staff, city council, Aspen Library, Police Department, and
adjacent property owners.
Successful Projects from a Collaborative Process. Our best designs are
those that meet the project requirements of designing within the established
budget and meeting all required deadlines and deliverables. Our favorite proj-
ects are those that involve strong teaming relationships where “egos are left at
the door” and all work together towards a creative design solution and espe-
cially having an enjoyable experience throughout the process. We have been
working with the Glenwood Springs DDA for the past 18 months and have a
wonderful working relationship with the DDA board members, city council
and numerous property owners—all working together and being creative!
Updating and Transforming Public Space. The success of our studioINSITE
project renovating the entire length of Denver’s 14th Street into the newly
branded “Ambassador Corridor” is a perfect example of completely trans-
forming a long ignored street into an lively pedestrian promenade that now
connects numerous hotels, outdoor restaurants, the convention center, Uni-
versity of Colorado Denver campus, Larimer Square and the Performing Arts
Complex. The project completely updated the landscape, lighting, signage,
hardscape and infrastructure to today’s design standards and technology.
Critical Integration of Systems. The great opportunity of renovating Old
Town Square is rethinking the design of the public events plaza, performance
stage, iconic water feature and all of the hidden infrastructure that supports
the program elements. The next two pages highlighting our consultants K2
Audio and Clanton & Associates describe in greater detail the importance of
quality sound and stage design as well as creative lighting of public space.
Seamless Construction with Minimal Disruption. Our current sidewalk wid-
ening project in Glenwood Springs in addition to the renovation of Denver’s
14th Street has demonstrated our commitment to coordinating the construc-
tion process while minimizing disruption and maintaining clear access to
all businesses connected directly to the construction. Onsite businesses will
ultimately benefit from the Old Town Square improvements. It is our responsi-
bility to make sure they “stay in business” during construction!
High Energy and Having Fun. As with all of our projects, we would like to
develop a strong sense of team collaboration, high energy, “do the right thing
for Fort Collins” and especially have fun throughout the process.
Grand Avenue Bridge Replacement open house
with studioINSITE graphics and sketches
“The studioINSITE team has a
highly collaborative approach to
planning and problem solving.
Their passion for a project is not
only genuine, it’s contagious,
resulting in an energy-charged
and positive outcome.”
—BARB WEISKE, Executive Vice
President for Administration |
Auraria Higher Education
Center
SECTION 5: FIRM EXPERIENCE
Public Space Design Experience
Concept sketch for urban streetscape project
24
Quality Sound Design. For any performance space, intelligible sound and
good visual connection are priorities. These design goals can be achieved
simultaneously with proper programming and design. The sound design
depends on high-end technology that can provide crisp, clear sound quality
while directing the sound to the intended audience. This entails preventing
the scattering of sound onto unintended building surfaces or other structures
that could create echoes or decrease intelligibility. The proper sound design
is also scalable and flexible to provide the operators and performers with the
full-range of functionality.
Creative Stage Design. Performers require a stage that will provide sufficient
infrastructure and accommodations for their size and needs. Stage design
allows the performers to communicate across the stage and engage with
the audience. Basic dimensions, including height, will determine the
flexibility and intimacy of the space. All of these elements combine to
create an environment for performers and audience that sets apart the live
entertainment experience.
SECTION 5: FIRM EXPERIENCE
Fort Morgan Band Shell, FortMorgan, CO
Memorial Hall, Pueblo, CO
“Very professional, knowledgeable,
responsive and cooperative.
A pleasure to work with.”
— John Potter, The Blythe Group
CityWalk Orlando, Universal Studios Florida
Stage and Sound Design
Red Rocks Amphitheater, Morrison, CO
Hamilton Avenue Arts District Amphitheater, Rahway NJ
25
SECTION 5: FIRM EXPERIENCE
A quality lighting system is a critical design element which supports visitors’
enjoyment of the nighttime environment while enhancing safety and security.
The various areas of Old Town Square will have unique visual needs and the
lighting system must be able to respond to those needs.
A key goal of the lighting design is to use the right amount of light of the
right color and at the right time. This will not only reduce the lighting energy
consumption but also improve the visual quality. When people can see better at
night, they frequently report that an area feels safe. Achieving this goal requires
that the lighting system provide the correct lighting levels, minimize glare,
balance surface brightness and enhance landscape features. A quality lighting
design will use layers of ambient, task and accent lighting and combine those
layers at varied levels as the program requires. It cannot be understated that
while lighting levels are important, good color rendering sources and glare
control play important roles in a successful lighting design.
Create Layers of Light. Varying brightness and the use of contrast of light and
dark can complement the landscape design, create focus on feature elements,
and define the circulation paths to create a secure public space.
Integrate Lighting with Landscape and Structures. Low level path lighting
and landscape accent lighting should be concealed within landscape and
structural elements so that the lighting effect is seen while the lighting
equipment appearance is minimized. By concealing the source from direct view,
glare is reduced and more pleasant visual environment is created.
Interactive and Seasonal Effects. Solid state (LED) lighting technology offers
the opportunity to provide color-changing and other effects which can be
programmed and played for various seasons, holidays or special events.
Illuminate What Is Needed. Lighting pathways, gathering areas , facades,
structures or landscape is necessary for safety and security. However, large open
areas may be left without light, minimizing energy use, maintenance costs, and
impact on surrounding neighbors.
Illuminate When It Is Needed. Some accent and feature lighting performs
an aesthetic function that does not need to be operating late at night. A few
lighting control zones may be used to turn some lighting off after a curfew,
while pathway and structure lighting may remain on all night.
Minimize Light Trespass. Light trespass onto neighboring residences or
adjacent properties will be minimized with prudent equipment selection,
careful placement, lamp shielding and proper aiming.
Minimize Light Pollution. Light pollution is uncontrolled light that travels into
the atmosphere. This light is wasted energy and creates “sky glow” that reduces
visibility of stars in the night sky. Unshielded luminaires and excessively high
lighting levels cause light pollution. The lighting within Confluence Park will be
well shielded and designed to limit light levels to help maintain dark skies.
Street monument with integrated lighting
16th Street Mall Lighting Rehab
Light rail plaza at Denver Union Station
Quality Lighting Design
“Without the degree of professionalism
and dedication throughout
this project that your staff has
maintained this project would have
never been completed on time.”
—Joe Garcia, Project Manager,
CDOT Region
26
studioINSITE’s approach to the programming and renovation of Old Town
Square presents an exciting range of problems to solve and in the process of
finding solutions, we discover new ideas about space, function and aesthetics.
In many ways, it is far more exciting designing within the surrounding context
of historic buildings, established Old Town neighborhood and by a team of
consultants with strong local connections to Fort Collins and the site. We’ve
identified a short list of challenges in three categories; 1) existing site, 2)
process, and 3) design.
Existing Site. The existing Old Town Square site has many existing planters,
mature trees and materials that need to be evaluated for potential reuse
and integration into the new plan. Careful due diligence at the onset of the
process can direct the project budget towards new and needed construction
while saving the cost of replacing something that can potentially be reused
and repurposed, or even left in place.
Process. In all phases of the project, our challenge is to find the best
communication methodologies and visual tools to keep everyone updated
with the programming, design and construction. It is our responsibility to
create all design ideas that are budget conscious, buildable and long lasting.
It is also important to establish creative phasing in which existing businesses
can thrive during the construction period.
Design. The identity or “brand” of Old Town Square is strong and
our challenge is to reinforce and build upon the character of historic
neighborhood that attracts so many residents, students and visitors. We need
to find the right design elements, or “kit of parts” that can expand beyond Old
Town Square and integrate with other downtown blocks (Linden Street) to
create a unified palette of materials, signage, fixtures, color and landscaping.
The spaces we create must be flexible to accommodate numerous known
and yet to be identified program uses, at all times of the year. The space must
function equally well with just a single occupant in the square or with a large
crowd at a concert. Safety, sustainability, connectivity and accessibility are
words that inspire our designs.
Interactve Water Features. The best way to make an interactive water
feature great is to make it memorable. A remarkable water feature will honor
the visual context of the surrounding area and the flavor of local art as well
as the culture and backdrop of Old Town Fort Collins. Evoking the senses
is critical - seeing the water’s movement, hearing it cascade or hearing
music, being able to touch and splash hands or feet. An outstanding water
feature will include all of that and still have a visual hallmark for that one
picture where people stand to take their photo. A fountain doesn’t have
to be like the Bellagio or Niagara Falls—it can be simple, subtle and still be
memorable—365 days of the year!
SECTION 6: PROJECT APPROACH
Finding Opportunities from Challenges
Promoting spontaneous public activities
Old Town Square, Fort Collins
27
This high-profile Fort Collins project will require an experienced leadership
team that can organize and manage an dedicated group of design
consultants, engineers, community stakeholders and property owners, DDA
members, city staff, and even the media. Our team understands the diverse
expertise required for a successful Old Town Square renovation which could
easily include any or all of the following; communications consultant, urban
planner, architect, landscape architect, market researcher, cost estimator,
traffic engineer, civil engineer, visualist, writer, sound engineer, lighting
designer, mechanical/electrical engineer, aquatic designer, structural
engineer, public speaker, artist, graphic designer, and possibly more.
Project Teams. We have organized the project into two primary teams; 1) Old
Town Square Team Leadership consisting of the Downtown Development
Authority, City of Fort Collins Planning Department, Public Works, City Council
and other city groups directly related to the project, 2) Old Town Square
Team Consultants consisting of the eight primary consultants studioINSITE,
ArchitecturePlus, K2 Audio, Clanton & Associates, JVA Consulting Engineers,
Beaudin Ganze Consulting Engineers, OLC Aquatics, Arthouse Design and
Hydrosystems KDI. Our Consultant Team is joined in a common goal of
collaboration that promotes creative ideas, quick action, time management,
smart budgeting, honesty, patience and especially knowing how to balance
bold thinking with practicality.
“Beyond your company’s talented
design results, I’m most impressed
with how your staff works with
people. From your presentation
skills to your responsiveness to
issues of the day, your people skills
are the reason we’ve invited you to
our team.”
— SAM W. BURNETTE, AIA, | Earl
Swensson Associates, Inc.
SECTION 6: PROJECT APPROACH
Collaborative Team Organization
OLD TOWN SQUARE TEAM LEADERSHIP
studioINSITE, LLC
Todd Dangerfield
Project Manager
Fort Collins DDA
Matt Robenalt
Executive
Director/DDA
City of Fort
Collins Planning
and Public Works
Downtown
Business
Association
Keith Meyer,
Ditesco Services
Claire Thomas,
Principal, Slate
Communications
Dennis Rubba, ALSA
Consulting Prinicpal
Jim Leggitt, FAIA
Principal/Project Designer
Eric Taylor, ASLA
Project Manager
STRUCTURAL DESIGN LIGHTING DESIGN
28
Project Team Leaders. Three of the most valuable individuals on the
studioINSITE consultant team are Jim Leggitt, FAIA, Principal/Project
Designer, Jim Cox, AIA, Principal/Project Coordinator and the Project Manager
Eric Taylor, ASLA. These individuals will be responsible for all primary
communication with the Client Team as well as directing all consulting
teams. Unless specifically requested, all consultant team members would
communicate directly with Jim Leggitt, Jim Cox and Eric Taylor who serve as
the primary “points of contact” with the Client Team. Jim Leggitt’s role would
center on the creative public interface of the project—programming, design,
visioning, presentation, community work sessions, while Jim Cox’s role would
focus on the coordination of engineering and serve as the team’s “boots
on the ground” local expert. Eric Taylor would lead project programming,
administration, production, quality control and delivery.
Mobilizing the Design Process. The complexity of this renovation with
an active public space will require mobilizing our team quickly and getting
everyone working at the same level with base information and a well-defined
process. Working closely with the local architectural firm ArchitecturePlus
and engineering firms JVA and Beaudin Ganze, all background data, base
surveys, previous studies, as-built plans and other pertinent documents will
be assembled in relatively short time. We imagine starting with weekly team
work sessions in Fort Collins during the early stages of the project. We have
already begun team discussions and are envisioning setting up a large work
space at ArchitecturePlus specifically dedicated to this project. Plans and
drawings could stay up on the walls in what we call the “project workshop”
(some design firms call this space a “war room”) which can be the go-to place
for work-sessions and team presentations. More formal public presentations
could take place in City or DDA offices.
In-house team charrettes will be organized around solid preparation,
research, “big idea” generation, analysis of different options, and refinement of
preferred design directions and final documentation of the solutions. Public
workshops/presentations will be coordinated through Slate Communications
and planned around ideal times for maximum attendance, with material that
is easy to understand for soliciting valuable public feedback.
Our design process has a primary goal of generating creative ideas and
turning them into practical, affordable and buildable solutions. Our concepts
will reflect the personality of Fort Collins community, its authentic western
heritage, and its people culture and vision. As designs evolve and ideas
solidified, our team is capable of documenting those concepts at high levels
of detail and engineering for accurate cost estimating.
High Energy and Having Fun. As with all of our projects, we would like to
develop a strong sense of team collaboration, high energy, “do the right thing
for Fort Collins” and especially have fun throughout the process.
Public meeting regarding Denver 16th Street Mall
Rehabilitation
Team collaboration
SECTION 6: PROJECT APPROACH
Collaborative Team Organization, continued
29
In the spirit of integrating creative design ideas throughout the Fort Collins Old
Town district, we feel strongly about an approach which focuses on creative
place-making solutions within the three primary scales of investigation; 1)
Public Realm (greater Old Town District), 2) Project Realm (Old Town Square) and
3) Personal Realm (individual experience). Each realm is equally important to
address because integrated design solutions created throughout downtown Fort
Collins can reinforce a unified character, singular message and sense of design
continuity between equally important blocks in all directions
1. Public Realm (greater Old Town District). This exploration of scale involves
being aware of each individual block and how it fits into and relates with the
context of the greater surrounding urban neighborhood. It evaluates physical and
visual connections to the railroad, College Avenue corridor, adjacent properties,
transit, utilities, traffic, pedestrian patterns, strategic view corridors, existing and
proposed businesses and residences. Current Fort Collins planning documents,
design standards and other policy documents will be integrated into this design
effort.
2. Project Realm (Old Town Square). This exploration of scale involves
integrating compatible uses (retail, cultural, entertainment, tourism, office,
etc.) and infrastructure (parking, utilities, wayfinding, security, etc.) into a
cohesive site composition in which each element strengthens the other. It
explores shared supporting uses, common infrastructure, integrated details and
materials, landscape, hardscape, safety, sustainable practices, shared access and
connections, collective identity, constructability, phasing and financial feasibility.
3. Personal Realm (individual experience). This exploration of scale involves
designing a variety of spaces and experiences that offer people-to-people
connections, mixes of activities, social interaction, art and beauty, flexibility,
safety, comfort and well being. It addresses the composition of landscaped
spaces, plazas, shading devices, outdoor gathering and entertainment
opportunities, pedestrian scaled lighting, furniture, and comfortable materials.
This realm includes safety and security, wayfinding and graphic signage, music
and sound, surprise and delight, discovery, programmed and spontaneous
activity—all of those carefully thought out details that make us enjoy being in Old
Town Square!
1
2
3
Three Realms of Integrated Design
SECTION 6: PROJECT APPROACH
“studioINSITE did a remarkable job in
guiding our stakeholders toward a
vision for a catalyst redevelopment
block in Downtown Greeley! Kudos
all around for the entire team!”
— PAM BRICKER, Executive
Director, Greeley Downtown
Development Authority,
Colorado
Conceptual sketch for water feature
Conceptual sketch for site furnishings
Conceptual sketch for water feature.
30
There are numerous methods for communicating Old Town Square design
concepts during all programming and design phases of the project.
Combining the effective 3D modeling software SketchUp, photography other
digital tools, we now have great options for quickly visualizing planning
concepts. We typically employ four categories of visualization for design
projects, each quite easy to generate and very effective in communicating
ideas to stakeholders and the general public.
Traditional Sketches. These hand drawn and hand colored sketches are
fast to produce and are either generated from digital photographs or from
imagination. The “before and after” comparison from photography is a
very effective method during community presentations. People respond
very positively to these in-progress drawings are more encouraged to offer
feedback due to the informal “not-cast-in-concrete” nature of the sketches.
It is common for our team to develop a series of drawings using a consistent
illustrative technique and coloring palette.
SketchUp 3D Modeling. The SketchUp model is a useful method of
visualizing architectural massing and site organizational concepts in 3
dimensions. People often have difficulty understanding site plans in 2
dimensions but when the plan is developed into a simple 3D model using
SketchUp and presented as an aerial perspective, the idea becomes much
easier to understand. Site topography can be added to build an accurate
model in areas where grading is critical for making informed decisions. Old
Town Square would be a perfect opportunity to study in 3D with a simple
SketchUp massing model options. We are investigating a new technology
called “High Definition Laser Scanning” in which the entire Old Town Square
would be recorded with a laser camera that captures all buildings and physical
forms and converts those measurements into extremely accurate “as built” 3D
AutoCAD models. Using this technology may allow our team to design with
confidence and accuracy in specific locations where topography, existing
conditions and clearances are critical.
Hybrid Drawings. We have developed new design communication
techniques that merge traditional hand drawing with views from SketchUp
models, integrate photographs into the illustration and other new methods
that apply Photoshop coloring as an alternative to using traditional markers.
Many of these hybrid visualizations can be ideal visualization options for the
Old Town Square design studies.
Planning Diagrams. Supporting planning concepts such as pedestrian
connectivity, transportation, open space systems, we can generate simple
planning diagrams that graphically represent the greater study area within
the Old Town District and serve to visualize what is written in the text about
the subject.
SketchUp 3D Modeling
Hybrid Drawing
SECTION 6: PROJECT APPROACH
Design Visualization
Planning/Programming Diagram
Traditional Sketch
31
Team member Architecture Plus’ experience with the CM/GC process has been
extremely positive. The firm’s recent involvement with this process includes
fifteen projects totaling over $25,000,000, varying in size from $850,000 to
$4,000,000. Clients have included the Poudre School District, Larimer County,
and the GSA.
The key to the CM/GC process being successful for the Old Town Square
Renovation project is establishing open lines of communication between
the owner, the contractor and the design team. Utilizing the CM/GC process,
Architecture Plus has experienced a number of positive benefits that made
their CMGC projects a success:
• Overlapping the design and construction phases can shorten the project
schedule and allow the CM/GC to start the project earlier.
• The contractor helped select constructible solutions that saved the design
team in analyzing alternatives which saved project costs.
• The high level of communication reduced the level of detail required.
• Allowed the team the flexibility to respond to the priorities of cost,
schedule, and quality.
• Involving the contractor in the design process reduced the overall risk and
improved the constructability of the project.
SECTION 7: CMGC EXPERIENCE
CM/GC Project Experience
Sustainability
Demonstrating studioINSITE’s commitment to urban sustainability on a
comparable project is downtown Denver’s award-winning 14th Street
“Ambassador” Corridor.
Environmental Sustainability: 14th Street’s design incorporates extensive
infrastructure development, site construction materials, and water
conservation efforts that have established 14th Street as the first streetscape
in the United States to receive “Greenroads” certification. The effort to achieve
such recognition is unprecedented in contemporary streetscape design,
and required a significant amount of coordination between the design,
management, and construction teams.
Social Sustainability: Within the redeveloped 12-block corridor are Denver’s,
if not the nation’s, most diverse cultural, residential, educational, and civic
attractions of any single street in the country. The corridor is home to the City’s
Convention Center, principal municipal building, largest hotel, and world-class
Center for Performing and Cultural Arts Complex, accompanied by nearly 2000
residential dwelling units.
Economic Sustainability: The transformative design work on 14th Street has
made it Denver’s “beachfront property” attracting over $1.5 billion in public
and private investments.
studioINSITE was responsible for the design, detailing, and construction
oversight of $9.5 million in streetscape enhancements.
Architecture Plus current project construction
activity in Old Town Fort Collins
14th Street’s new, state-of-the-art suspended
paver grating system.
14th Streetscape at the Performing Arts Center
and Cultural Arts Complex
32
SECTION 8 & 9: ADDITIONAL INFORMATION
Old Town Square Fee Estimate Project Manager Landscape Architecture Civil Engineer Architecture Structural
HR studioINSITE HR studioINSITE HR JVA Engineers HR ArchitecturePlus HR JVA Engineers
1. Program Development:
Space needs analysis 12 $1,440.00 30 $3,600.00 $0.00 6 $720.00 $0.00
Stakeholder Engagement programming 12 $1,440.00 20 $2,400.00 6 $720.00 6 $720.00 $0.00
Develop basis for design 8 $960.00 20 $2,400.00 6 $720.00 6 $720.00 $0.00
2. Schematic Design:
Generate Multiple concepts of OTS $0.00 4 $480.00 $0.00 5 $600.00 $0.00
3 overall plans 4 $480.00 60 $7,200.00 $0.00 0 $0.00 $0.00
3 elevations/isometrics 4 $480.00 24 $2,880.00 $0.00 2 $240.00 $0.00
Present to multiple stakeholders for feedback 6 $720.00 12 $1,440.00 $0.00 $0.00 $0.00
Develop final Schematic site plan based on input 6 $720.00 36 $4,320.00 36 $4,320.00 8 $960.00 $0.00
Complete Cost analysis and estimate for various plans 2 $240.00 2 $240.00 12 $1,440.00 2 $240.00 $0.00
Develop materials palette to estimate costs 3 $360.00 12 $1,440.00 $0.00 8 $960.00 8 $960.00
SD technical memorandum summarizing process/decisions 4 $480.00 24 $2,880.00 6 $720.00 5 $600.00 $0.00
Present Final Plan and Elevations to digital and print format 6 $720.00 8 $960.00 3 $360.00 4 $480.00 $0.00
Bi-weekly design review meetings with DDA/stakeholders 24 $2,880.00 12 $1,440.00 16 $1,920.00 12 $1,440.00 8 $960.00
6 meetings to coordinate SD efforts/presentations 24 $2,880.00 12 $1,440.00 16 $1,920.00 12 $1,440.00 8 $960.00
3. Design Development:
Develop City submittal documents. Putting design into CAD $0.00 48 $5,760.00 42 $5,040.00 2 $240.00 $0.00
Produce a 30% DD level package for DDA to review $0.00 72 $8,640.00 64 $7,680.00 10 $1,200.00 24 $2,880.00
Produce a 60% DD level package for DDA to review $0.00 80 $9,600.00 64 $7,680.00 10 $1,200.00 32 $3,840.00
Coordinate all consultants and review packages 18 $2,160.00 8 $960.00 6 $720.00 2 $240.00 $0.00
Engage in acoustical design documentation/analysis 2 $240.00 2 $240.00 $0.00 2 $240.00 $0.00
Develop cost estimate for 30% DD documents 4 $480.00 2 $240.00 2 $240.00 1 $120.00 2 $240.00
Develop cost estimate for 60% DD documents 4 $480.00 2 $240.00 2 $240.00 1 $120.00 2 $240.00
Submit technical specifications for 60% DD documents $0.00 6 $720.00 12 $1,440.00 2 $240.00 4 $480.00
Complete drainage report by Civil Engineer $0.00 2 $240.00 $0.00 $0.00 $0.00
Complete updated site topo survey/easement locations $0.00 2 $240.00 45 $5,400.00 $0.00 $0.00
Risk assessment of OTS facililities and adjacent properties 10 $1,200.00 6 $720.00 12 $1,440.00 6 $720.00 4 $480.00
Complete geotechnical investigation and report $0.00 3 $360.00 40 $4,800.00 $0.00 $0.00
Bi-weekly design meetings throughout the DD process 30 $3,600.00 28 $3,360.00 16 $1,920.00 42 $5,040.00 6 $720.00
4. Construction Documentation
Develop phasing plan/impact on surrounding businesses $0.00 12 $1,440.00 15 $1,800.00 3 $360.00 $0.00
Submit 90% CD to DDA/City for review $0.00 12 $1,440.00 24 $2,880.00 6 $720.00 6 $720.00
Submit 90% specifications to DDA/City for review $0.00 8 $960.00 6 $720.00 4 $480.00 5 $600.00
Cost estimate based on 90% drawings and specs 6 $720.00 2 $240.00 $0.00 $0.00 $0.00
Assist DDA in contractor procurement with City 6 $720.00 8 $960.00 2 $240.00 $0.00 $0.00
Attend regular meetings on a bi-weekly basis 30 $3,600.00 18 $2,160.00 30 $3,600.00 30 $3,600.00 4 $480.00
Additional 8 meetings to coordinate CDs with City/DDA 24 $2,880.00 18 $2,160.00 30 $3,600.00 24 $2,880.00 4 $480.00
5. Reimbursable Expenses
$29,880.00 $73,800.00 $61,560.00 $26,520.00 $14,040.00
studioINSITE Fee Summary
The studioINSITE team fees are an estimate of what
we believe it will take to make Old Town Square the
premier public space in the region. We have outlined
each discipline and the hours we believe it will take to
develop a successful design package for construction. For
purposes of transparency and simplicity, we have shown
all the information of how we came to our total estimated
professional fee. Hourly rates were averaged at $120/hour.
We would be happy to discuss these fees, anticipated
hours or any other elements of this fee structure with the
selection committee should you have any questions.
Acknowledgement
studioINSITE acknowledges that we have received
Addendum No. 1 (Questions and Answers,
Communication Plan) and that the information is
33
MEP Lighting Design
Environmental Graphics Aquatic Design Sound and Performance
Irrigation Cost Estimator
HR Beaudin Ganze HR Clanton & Assoc HR Arthouse Design HR OLC HR K2 Audio HR HydroSystems KDI HR TBD
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
$0.00 $0.00 $0.00 5 $600.00 $0.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
$0.00 $0.00 $0.00 12 $1,440.00 $0.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
$0.00 $0.00 4 $480.00 $0.00 $0.00 $0.00 $0.00
$0.00 $0.00 2 $240.00 2 $240.00 $0.00 $0.00 24 $2,880.00
8 $960.00 8 $960.00 3 $360.00 3 $360.00 4 $480.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
8 $960.00 8 $960.00 6 $720.00 $0.00 6 $720.00 $0.00 $0.00
8 $960.00 8 $960.00 4 $480.00 $0.00 6 $720.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
8 $960.00 12 $1,440.00 12 $1,440.00 16 $1,920.00 15 $1,800.00 12 $1,440.00 $0.00
10 $1,200.00 16 $1,920.00 18 $2,160.00 14 $1,680.00 17 $2,040.00 16 $1,920.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
0 $0.00 8 $960.00 $0.00 $0.00 30 $3,600.00 $0.00 $0.00
1 $120.00 1 $120.00 2 $240.00 2 $240.00 2 $240.00 $0.00 18 $2,160.00
1 $120.00 1 $120.00 2 $240.00 2 $240.00 2 $240.00 $0.00 20 $2,400.00
2 $240.00 4 $480.00 4 $480.00 4 $480.00 4 $480.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
4 $480.00 4 $480.00 $0.00 $0.00 $0.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
6 $720.00 6 $720.00 6 $720.00 6 $720.00 8 $960.00 $0.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
6 $720.00 18 $2,160.00 5 $600.00 6 $720.00 4 $480.00 6 $720.00 $0.00
5 $600.00 5 $600.00 3 $360.00 6 $720.00 4 $480.00 4 $480.00 $0.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 6 $720.00
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
4 $480.00 12 $1,440.00 6 $720.00 6 $720.00 4 $480.00 $0.00 $0.00
4 $480.00 10 $1,200.00 6 $720.00 6 $720.00 4 $480.00 $0.00 $0.00
$9,000.00 $14,520.00 $9,960.00 $10,800.00 $13,200.00 $4,560.00 $8,160.00
Total Design Fee $276,000.00
Total Est. Reimbursable Expenses at 5% $13,800.00
Professional Services Agreement Total Fee and Reimbursable Exspenses $289,800.00
We have reviewed the Project Goals, Scope of Services,
Project Schedule, Instructions to Consultants, Terms and
Conditions, and Professional Services Agreement. At this
time, we have not identified any issues that would prevent
our entering into a Professional Services Agreement with
the Fort Collins Downtown Development Authority.
34
References, Team Hourly Rates,
and Registrations
studioINSITE REFERENCES
Project: Glenwood Springs Grand
Avenue Bridge Replacement and
Downtown Redevelopment
Leslie T. Bethel, Executive Director
Downtown Development Auth.
101 West 8th Street
Glenwood Springs, CO, 81601
(970) 384-6446
lbethel@sopris.net
Project: 14th Street Corridor
Redevelopment, Denver
John Desmond, VP of Urban
Planning & Environment
Downtown Denver Partnership, Inc.
511 16th Street, Suite 200
Denver, Colorado 80202
(303) 534-6161
jdesmond@downtowndenver.com
Project: California Street
Pedestrian Mall
Dan Burkey, Senior VP for
Operations, Former VP for
Administration & Finance
Creighton University
2500 California Plaza, Linn 120
Omaha, Nebraska 68178
(402) 280-2131
dburkey@creighton.edu
Project: City of Greeley
Downtown Visioning
Pam Bricker, Executive Director
Downtown Development Auth.
802 9th Street, Suite 100
Greeley, CO 80631
(970) 356-6775
pam@greeleydowntown.com
Project: City of Brighton
Downtown Visioning
Marvin Falconburg, Assistant City
Manager of Development
City of Brighton
500 South 4th Avenue
Brighton, CO 80601
(303) 655-2021
mfalconburg@brightonco.gov
SECTION 8 & 9: ADDITIONAL INFORMATION
AVAILABILITY HOURLY RATES REGISTERED
IN COLORADO?
studioINSITE
Jim Leggitt, RA 50% $190 Yes
Dennis Rubba, RLA 20% $190 Yes
Eric Taylor, RLA 50% $115 Yes
Architecture Plus
Jim Cox, RA 50% $145 Yes
K2 Audio
Deborah Britton 20% $170 N/A
3457 Ringsby Court, Unit 223
Denver, Colorado 80216
303.433.7100
studio-insite.com
RESPONSE TO THE REQUEST FOR PROPOSAL 7595
PRESENTED TO:
THE CITY OF FORT COLLINS
FEBRUARY 13, 2014
Old Town Square Renovation
Ted Pyper 30% $135 Yes
Clanton Associates
Gregg Adams 15% $100 No*
(As a lighting designer, Gregg is not registered, but others in his firm are registered
in the State of Colorado.)
JVA
Michael McDonald, PE 20% $144 Yes
Charles Hager, PE 20% $148 Yes
Beaudin Ganze
Brian G. Robertson, PE 20% $189 Yes
Corey Rhodes, PE 20% $157 Yes
Arthouse
Marty Gregg 50% $100 N/A
OLC Aquatics
Aldo Coronado 40% $120 No*
(As a water feature designer, Aldo is not registered, but others in his firm are registered
in the State of Colorado.)
reflected in this Bid/quote.
Acknowledgments and Fee Summary
IRRIGATION DESIGN COST ESTIMATION
AQUATIC DESIGN MECHANICAL/ELECTRICAL
CIVIL ENGINEERING ACOUSTIC DESIGN
ENVIRONMENTAL
GRAPHICS
GEOTECHICAL SURVEY
JVA Consulting JVA Consulting
Jim Cox, AIA
Principal/Project Coordinator
Clanton & Associates
Gregg Adams, LC Principal
HydroSystems KDI TBD
Beaudin Ganze
Brian Roberston, P.E. Principal
Corey Rhodes, P.E. Engineer
OLC Aquatics
Aldo Coronado, Principal
JVA Consulting
Charles R. Hager, IV P.E.
JVA Consulting
Michaeal McDonald, P.E.
K2 Audio
Deborah Britton, Principal
Ted Pyper, P.E. Sr. Consultant
Art House
Marty Gregg, AIGA
Architecture Plus
TBD
CM/GC
PROJECT ORGANIZATION