HomeMy WebLinkAboutRFP - 9093 ARCHITECTURAL & ENGINEERING SERVICES FOR FORT COLLINS DDA 2020 ALLEY PROJECTSREQUEST FOR PROPOSAL
9093 ARCHITECTURAL AND ENGINEERING SERVICES FOR FORT COLLINS
DDA 2020 ALLEY RENOVATIONS
RFP DUE: 3:00 PM MST (our clock), February 27, 2020
The City of Fort Collins, on behalf of the Fort Collins Downtown Development Authority (the DDA),
is requesting proposals from qualified firms to provide a full range of architectural and engineering
services. The work is expected to be delivered in three phases - Schematic design, Design
Development and Construction Documents. The DDA expects the Consultant to design to the
available construction budget, for each alley, which will be provided to the successful design firm.
Submit eight (8) written proposal copies and one (1) electronic copy (Microsoft Word or PDF
format) on a flash drive to:
Fort Collins Downtown Development Authority
Attn: Todd Dangerfield, Project Manager
19 Old Town Square, Suite 230
Fort Collins, CO 80524
A MANDATORY pre-proposal meeting will be held at 1:30 PM MST, on February 12, 2020,
in the DDA Offices located at 19 Old Town Square, Suite 230, Fort Collins.
All questions should be submitted, in writing via email, to Todd Dangerfield, Project
Manager, at tdangerfield@fcgov.com, with a copy to Elliot Dale, Senior Buyer at
edale@fcgov.com, no later than 5:00 PM MST (our clock) of February 18, 2020. Please
format your e-mail to include: RFP 9093 Architectural and Engineering Services for Fort
Collins DDA 2020 Alley Renovations in the subject line. Questions received after this deadline
may not be answered. Responses to all questions submitted before the deadline will be
addressed in an addendum and posted on the Rocky Mountain E-Purchasing System webpage.
Rocky Mountain E-Purchasing System hosted by Bidnet
A copy of the RFP may be obtained at http://www.bidnetdirect.com/colorado/city-of-fort-collins.
Prohibition of Unlawful Discrimination: The City of Fort Collins, in accordance with the
provisions of Title VI of the Civil Rights Act of 1964 (78 Stat. 252, 42 US.C. §§ 2000d to 2000d-
4) and the Regulations, hereby notifies all bidders that it will affirmatively ensure that any contract
entered into pursuant to this advertisement, disadvantaged business enterprises will be afforded
full and fair opportunity to submit bids in response to this invitation and will not be discriminated
against on the grounds of race, color, or national origin in consideration for an award.
The City strictly prohibits unlawful discrimination based on an individual’s gender (regardless of
gender identity or gender expression), race, color, religion, creed, national origin, ancestry, age
40 years or older, marital status, disability, sexual orientation, genetic information, or other
characteristics protected by law. For the purpose of this policy “sexual orientation” means a
person’s actual or perceived orientation toward heterosexuality, homosexuality, and bisexuality.
The City also strictly prohibits unlawful harassment in the workplace, including sexual
Financial Services
Purchasing Division
215 N. Mason St. 2nd Floor
PO Box 580
Fort Collins, CO 80522
970.221.6775
970.221.6707
fcgov.com/purchasing
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harassment. Further, the City strictly prohibits unlawful retaliation against a person who engages
in protected activity. Protected activity includes an employee complaining that he or she has been
discriminated against in violation of the above policy or participating in an employment
discrimination proceeding.
The City requires its vendors to comply with the City’s policy for equal employment opportunity
and to prohibit unlawful discrimination, harassment and retaliation. This requirement applies to
all third-party vendors and their subcontractors at every tier.
Public Viewing Copy: The City is a governmental entity subject to the Colorado Open Records
Act, C.R.S. §§ 24-72-200.1 et seq. (“CORA”). Any proposals submitted hereunder are subject to
public disclosure by the City pursuant to CORA and City ordinances. Vendors may submit one
(1) additional complete proposal clearly marked “FOR PUBLIC VIEWING.” In this version of the
proposal, the Vendor may redact text and/or data that it deems confidential or proprietary pursuant
to CORA. Such statement does not necessarily exempt such documentation from public
disclosure if required by CORA, by order of a court of appropriate jurisdiction, or other applicable
law. Generally, under CORA trade secrets, confidential commercial and financial data information
is not required to be disclosed by the City. Proposals may not be marked “Confidential” or
‘Proprietary’ in their entirety. All provisions of any contract resulting from this request for
proposal will be public information.
New Vendors: The City requires new Vendors receiving awards from the City to fill out and submit
an IRS form W-9 and to register for Direct Deposit (Electronic) payment. If needed, the W-9 form
and the Vendor Direct Deposit Authorization Form can be found on the City’s Purchasing website
at www.fcgov.com/purchasing under Vendor Reference Documents. Please do not submit with
your proposal.
Sales Prohibited/Conflict of Interest: No officer, employee, or member of City Council, shall
have a financial interest in the sale to the City of any real or personal property, equipment,
material, supplies or services where such officer or employee exercises directly or indirectly any
decision-making authority concerning such sale or any supervisory authority over the services to
be rendered. This rule also applies to subcontracts with the City. Soliciting or accepting any gift,
gratuity favor, entertainment, kickback or any items of monetary value from any person who has
or is seeking to do business with the City of Fort Collins is prohibited.
Collusive or Sham Proposals: Any proposal deemed to be collusive or a sham proposal will be
rejected and reported to authorities as such. Your authorized signature of this proposal assures
that such proposal is genuine and is not a collusive or sham proposal.
The City of Fort Collins reserves the right to reject any and all proposals and to waive any
irregularities or informalities.
Utilization of Award by Other Agencies: The City of Fort Collins reserves the right to allow
other state and local governmental agencies, political subdivisions, and/or school districts to
utilize the resulting award under all terms and conditions specified and upon agreement by all
parties. Usage by any other entity shall not have a negative impact on the City of Fort Collins in
the current term or in any future terms.
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The selected Vendor shall be expected to sign the DDA’s standard Professional Services
Agreement prior to commencing Services (see sample attached to this Proposal).
Sincerely,
Gerry Paul
Purchasing Director
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Request for Proposals
2020-2021 Phase 1 Alley Enhancement Program
Tenney Court North &
West Oak Street Alleys
Architectural and Engineering Services
Issue date:
February 6, 2020
Owner:
Downtown Development Authority
19 Old Town Square, Suite 230
Fort Collins, CO 80524
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Contents
I. Introduction ................................................................................................................................ 6
II. Purpose ...................................................................................................................................... 6
III. Scope of Services .......................................................................................................................... 7
IV. Instructions to Consultants ........................................................................................................... 12
V. Selection Criteria and Method....................................................................................................... 13
VI. Terms and Conditions .................................................................................................................. 13
Attachments
A. Professional Services Agreement
B. 2008 Fort Collins Downtown Alleys Masterplan Report
C. Project Schedule for Alleys
D. 2020 Alley Program Renovation Maps
E. DDA Board Retreat Enhanced Alley Design/Construction Priority
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I. Introduction
The Fort Collins Downtown Development Authority (DDA) is an economic development
organization formed to focus redevelopment efforts into the City of Fort Collins’ downtown
central business district through the use of tax increment financing. The DDA also sponsors
projects that improve the downtown experience adding to the vitality, excitement, activity,
vibrancy, diversity and attractiveness of our entire community. Recent DDA public revitalization
projects include Dalzell, Montezuma Fuller and Old Firehouse Alleys; Seckner Alley, the Elks
Lodge deconstruction; funding for the Library Park Master Plan; Old Town Square, West
Mountain Alley and tax increment investments in private developments such as the Woodward
Governor Corporate Campus, (777 East Lincoln Avenue), Uncommon (310 South College
Avenue), Ginger and Baker (359 Linden Street) and the Poudre Garage (148 Remington
Street).
Such reinvestment in Downtown Fort Collins has reinforced it as the historic, specialty
commercial, cultural and governmental center of the City and Larimer County. Fort Collins is
vibrant and successful as a major community center. The Downtown district typically generates
approximately 11 to 14 percent of the city’s total annual sales tax revenues, with a market share
of approximately 26 percent of total restaurant sales in 2018.
II. Purpose
In 2006, the DDA initiated a pilot project which included improving the pedestrian-only Trimble
Court Alley (connecting College Avenue and Old Town Square) and Tenney Court Alley
(connecting Mountain Avenue with the Civic Center Parking Structure). The DDA’s goal in
initiating this project was to enhance the alleys aesthetically and to stimulate increased
economic vitality and use of these spaces.
In 2008, the DDA engaged local design firm Russell+Mills Studios to create a master plan of the
alleys (see Attachment B 2008 Fort Collins Downtown Alleys Master Plan Report) between
CSU, Downtown and the River District. Beginning in 2010, the first phase of alley
enhancements began with the construction of two alleys: Montezuma Fuller and Old Firehouse
Alleys. These two installations were followed in 2011 by the construction of the Dalzell Alley
(formerly West Myrtle Alley) enhancements. Two additional square blocks of enhanced
alleyways at Old Firehouse Alley East and Godinez/Beardmore/Reidhead Alleys (formerly West
Mountain Avenue Alleys) were constructed in 2018.
The original master plan established a prioritized order of alleys to be enhanced. In 2019 the
DDA Board reviewed the ten remaining alleys identified for enhancement, reexamined the
relevancy of the order and made a few adjustments as well as establishing a model for
“bundling” the remaining alleys into five separate phases for design and construction beginning
in 2020 and continuing through 2029 (see attached 2019 DDA Board Retreat Enhanced Alley
Design/Construction Priority in Attachment E). The DDA Board established a finance plan for
Phase 1 consisting of an additional two square blocks of enhanced alleyways identified as
Tenney Court North and West Oak Street alleys (see Attachment D Alley Renovation Maps and
Enhanced Alley Design/Construction Priority list). A 2020-2021 timeline for design and
construction of the Phase 1 alleys was also developed (see Attachment C).
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The purpose of this request for proposals is to engage the services of an architectural and
engineering team to integrate into the DDA’s overall design team to continue alley renovation
design, building on prior projects and experiences through implementation of the Alley
Masterplan. Specifically, design services are sought for Tenney Court North alleys (two alley
legs east of North Mason Street to Opera Galleria building north to LaPorte Avenue) and West
Oak Street alley (West Oak Street south to West Olive Street)
The DDA’s goal is to renovate and enhance the alleys to represent the current and future use
trends with a keen eye towards the operational and maintenance characteristics. The intent is
to accomplish this overarching goal within the DDA’s mission while maintaining the project’s
goals.
“The DDA’s mission is to build public and private investment partnerships that foster
economic, cultural and social growth in the Fort Collins central business district.”
Project Goals:
• Create an equal or more exciting project than past alley projects.
• Complete a project that will create an experience that the business owners will support
by having the following reaction “I’d endure that construction again for a similar
outcome”.
• Complete the project is a staged manner over the next several years.
• Assist adjacent owners with private improvements.
• Highlight entrances to the alleys.
• Demonstrate proactive, best practices for project delivery that set a local example.
• Improve storm water conveyance and drainage.
• Utilize the DDA’s Standards Book as a baseline for all improvements (to be released in a
future Addendum).
III. Scope of Services
The services requested under this request for proposal will generally consist of the following.
A. Requirements
The selected Consultant will be expected to provide a full range of architectural and
engineering services as described below. The work is expected to be delivered in three
phases – Schematic Design, Design Development and Construction Documents. The
DDA expects the Consultant to design to the available construction budget, for each alley,
which will be provided to the successful design firm.
Schematic Design (SD)
Based from the findings and the general recommendations in the Alley Masterplan, the
Consultant shall prepare schematic design drawings and concepts. Schematic design
work shall include, but not be limited to, the following:
• Generate multiple design concepts for the alley renovations including plan and
isometric schematics to simulate future built conditions. The Consultant will be
expected to present these plans to various stakeholders or groups to gain feedback.
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For the purposes of this RFP, the Consultant shall assume that a minimum of two (2)
overall schematic plan layouts will be required and a minimum of two (2) elevation
isometric schematics will be required per alley. The Consultant shall incorporate or
adhere to Old Town Historic District Design Standards or River District Design
Guidelines as may be applicable to the alleys within those areas.
• Develop a final schematic plan based on DDA and stakeholder input from the 2
concepts generated per alley. Develop final isometric elevation drawings based on
the final plan.
• Develop an architectural palette. Include options for paving, materials, walls, seating
and other elements.
• Present final plan and schematic elevations in multiple electronic and hardcopy
formats. It is expected that all schematic design components will be completed in color
and in a reproducible format.
• Coordinate with the DDA’s Construction Manager, Ditesco Construction Services, to
develop early cost estimates for the improvements to ensure the built project will be
within the DDA’s budgetary constraints. The Construction Manager will prepare all
cost estimates at each phase of the project design.
• Throughout schematic design, attend regular design review/progress meetings to
present and gather information from the DDA team and other stakeholders. The
progress meetings shall be assumed to occur on a regular, bi-weekly interval. The
Consultant shall also assume a minimum of five (5) meetings to coordinate schematic
design efforts or make presentations. The Consultant shall make all sub-consultants
available for meetings at the DDA’s request.
Design Development (DD)
Design development of the Alley Renovation project is defined as the phase which takes
the final design concept developed through schematic design and creates working
construction drawings that are 60-70% complete. This phase is anticipated to include
multiple submittals of work products to both the DDA and the City of Fort Collins.
• The DDA will be using an internal review process with the City of Fort Collins by which
City staff could participate in design meetings; internally coordinate design reviews
and summarize departmental comments to ensure the City’s requirements are
addressed. The project will not be reviewed as a standard development application,
but rather as an internal City Capital Project review process. The Capital Review
process with the City is supported by code and will be the defined review process for
this project. The Consultant will be expected to participate in this process, which will
be managed by the Construction Manager and assist DDA project management with
work products that will be required (e.g. plans, drawings, calculations, palettes,
samples, etc.).
• During DD, the Consultant shall produce at least two (2) complete sets of drawings for
review. One set of drawings shall be produced at the 30% design level. A second set
shall be produced at the 60% design level. Each set of drawings shall be routed for
DDA and City review. The Consultant shall incorporate comments from each review
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and maintain a comment log that shows the status and disposition of each review
comment. At the DDA’s sole discretion, a Bluebeam Studio session may be developed
for on-line review of each plan set.
• Drawings produced throughout DD are expected to include efforts from each trade
sub-consultant. This will include mechanical, electrical, civil, structural and other trade
sub-consultants as needed.
• The Consultant shall work cooperatively with the Construction Manager to develop
60% cost estimates. All cost estimating on this project will be performed by the
Construction Manager with input from the Consultant.
• The Consultant shall submit draft technical specifications in CSI format at the 60%
plan submittal stage. It is expected that the Construction Manager will have significant
input into the development and creation of the technical specifications. The Consultant
should be aware and accepting of this approach to provide high quality technical
specifications that are used for bidding.
• For West Oak Street Alleys, complete and submit a drainage memorandum outlining
runoff, flow routing and written recommendations for drainage improvements
consistent with City requirements and plans developed at the 30% and 60%
completion levels. It is not anticipated that the site drainage improvements will be
developed to convey the 100-yr return period. 10-yr return period conveyance is
expected including collection and routing of adjacent roof drains from buildings along
the alleys. For Tenney Court North, the City of Fort Collins will supply drainage design.
• Complete a site topographic survey for each alley including identification of all property
lines and right of ways. Subsurface utility engineering plans will be completed by the
Construction Manager. This work shall be incorporated into the Consultant’s base
mapping and design work. Incorporate all property boundary information and identify
easement acquisition as needed.
• Complete any required geotechnical investigation to support pavement, drainage and
structural design efforts.
• Throughout design development, attend regular design review/progress meetings to
present and gather information from the DDA team. The progress meetings shall be
assumed to occur on a regular, bi-weekly interval. The Consultant shall also assume
a minimum of six (6) meetings to coordinate DD efforts with DDA and/or City staff. The
Consultant shall make all sub-consultants available for meetings at the DDA’s request.
Construction Documents (CD)
The Construction Document phase of the Alley Renovation project is defined as the
phase which completes the DD drawings to a final, build-able set of working drawings.
This phase is anticipated to include a single submittal to the DDA and City of Fort Collins
for final review and approval before issuance for construction.
The Consultants should note that a strong focus on construction phasing and business
owner impact will be present during the CD phase. It is expected that the drawings will
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contain multiple phasing scenarios developed by the DDA team to ensure business
owner impact is minimized.
• The Consultant should expect a shortened CD phase as the DD phase is anticipated
to be robust and thorough. At approximately 90% drawing completeness, the
Consultant shall submit a final submittal to the DDA and City.
• Drawings produced throughout construction document phase are expected to include
efforts from each trade sub-consultant. This will include mechanical, electrical, civil,
structural, landscaping, lighting, irrigation and other trades as needed.
• The Consultant will be expected to produce final “issued for construction” plans and
specifications after receiving final comments from both the DDA and City.
• The Consultant shall coordinate with the Construction Manager to produce a final
construction cost estimate.
• The Consultant shall submit technical specifications in CSI format at the 90% plan
submittal stage.
• The DDA team and Construction Manager will assemble, create and develop final
contract documents for construction contractor procurement through the City
Purchasing Department. Procurement of the construction contractor is expected to
utilize a CM/GC delivery model. The intent is to select the general contractor between
the 60% completion phase of design development and beginning of the construction
document phase.
• Throughout CD phase, attend regular design review/progress meetings to present and
gather information from the DDA team. The progress meetings shall be assumed to
occur on a regular, bi-weekly interval. The Consultant shall assume a minimum of
eight (8) meetings to coordinate CD efforts with DDA or City staff. The Consultant
shall make all sub-consultants available for meetings at the DDA’s request.
Additional Services
Construction Administration services are not currently requested as part of this
solicitation. Should the DDA desire to retain the Consultant, a change order or contract
amendment will be processed at that time.
Sustainable Design
The DDA supports sustainable design in all its projects. Renewable products, material
reuse, water quality and construction quality are important components of the design. The
Consultant shall include an appropriate level of analysis for products and materials
selected during SD (as part of the architectural palette) and further into design
development and construction document phases to ensure these goals are addressed.
Project Delivery
The DDA envisions this project being delivered/constructed using a CM/GC delivery
process whereby the best qualified construction contractor is awarded the contract. The
contract documents shall represent the appropriate level of detail to address this delivery
model.
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The DDA also uses expertise from a Construction Manager acting as Owner’s Agent.
Ditesco has been engaged to provide this service. The Consultant will be expected to
coordinate, receive comments, take direction and work collaboratively with the
Construction Manager throughout the project delivery.
B. Project Schedule
Event Date
RFP Released to Consultants: February 6, 2020
Pre-proposal Meeting (Mandatory):
Meeting Location:
DDA Offices, 19 Old Town Square, Suite
230, Fort Collins, CO
February 12, 2020; 1:30 pm
Final Day for Questions: February 18, 2020 (5:00 pm)
Proposals Due: February 27, 2020 (3:00 pm)
Shortlist by: March 3, 2020
Interviews: March 10, 2020 (times TBD)
Staff Recommendation to Board of Directors: by March 12, 2020
The project schedule dates listed in italics above are approximate and may change.
After the selection process is complete, the DDA anticipates SD, DD and CD phases to
last through fall of 2020. CM/GC contractor selection is expected in late summer 2020
with construction expected to begin in spring 2021.
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IV. Instructions to Consultants
A. Submittal Requirements
Qualified consultants interested in performing the work described in this RFP should
submit the following information. The information listed below is in no specific order of
importance or organization.
1. Provide an original, signed cover letter identifying your interest and desire to work on
this project. The letter must be signed by an officer of the firm.
2. Qualifications of your firm and staff proposed, as well as key consultant team members
identified to perform work on this project. This should include resumes of staff and
any recommendation/commendation letters received for past projects. Please include
full availability of your key team members to perform work tasks outlined in this RFP.
Outline how many architects and engineers on your team are licensed to practice in
the State of Colorado.
3. A list of similar projects your firm has completed with the key personnel proposed for
this project. Please provide at least five (5) complete references with full contact
information. The DDA will contact one or more of your references as part of the
selection process.
4. Provide sample concept plans as an indication of your creativity and work product.
Sample sizes for this RFP can be 8.5”x11” up to 11”x17”.
5. Detail experience your firm has with design of public spaces in an urban context such
as the Downtown Alleys. Highlight projects where your firm has coordinated with many
diverse stakeholder groups to gain consensus on design concepts. Discuss how this
was achieved and the overall success of the process. Discuss what makes a
successful project for your firm. Discuss how success is measured. For the projects
highlighted above, limit to a sampling of 4 projects spanning the last 5 years.
6. Discuss your project approach to designing the Alley Enhancements, discuss what
you see to be the challenges and opportunities in the design and discuss what
measures will need to be implemented to address the challenges.
7. Provide a summary (spreadsheet format suggested) of your estimated costs to
perform the Scope of Services outlined in Part III above. The summary shall outline
the activities for each of the three phases, indicate the cost per phase, total of hours
per estimated labor category, reimbursables and the total contract cost. Assume all
schedule and work products as outlined in this RFP.
8. Discuss your willingness to enter into the Professional Services Agreement included
as part of this RFP and list any exceptions your firm may have to the Agreement.
9. Limit the total length of your proposal to a maximum of 20 pages double sided
(excluding covers and dividers).
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10. Submit eight (8) written proposal copies and one (1) electronic copy (Microsoft
Word or PDF format) on a flash drive to:
Fort Collins Downtown Development Authority
Attn: Todd Dangerfield, Project Manager
19 Old Town Square, Suite 230
Fort Collins, CO 80524
(970) 484-2020
11. Proposals must be received no later than February 27, 2020 (3:00 pm, MST).
B. Contacts
Submit all questions in writing by 5:00 p.m. on February 18, 2020 to:
Todd Dangerfield
Project Manager
Fort Collins Downtown Development Authority
(970) 419-8254
tdangerfield@fcgov.com
V. Selection Criteria and Method
Attached to this document is the Selection Criteria to be used during proposal evaluations and
interviews. The DDA reserves the right to accept or reject any proposal and waive any
irregularities or informalities presented in the proposals received.
The DDA also reserves the right to award this contract to multiple Consultants which may provide
benefit in design coordination with other adjacent projects. If chosen by the DDA, multiple
Consultants may also offer an acceleration of design and approval efforts through the City of Fort
Collins.
VI. Terms and Conditions
The payment for services, as described under the Scope of Services, shall be based upon hourly
rates provided in the Scope of Services billed up to a guaranteed maximum; hourly, not-to-
exceed amount. Any changes in scope to the original contract will be treated as a negotiated
change order to the contract.
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Selection Criteria
Firms will be evaluated on the following criteria. These criteria will be the basis for review of the
written proposals and interview session.
The rating scale shall be from 1 to 5, with 1 being a poor rating, 3 being an average rating, and 5
being an outstanding rating.
WEIGHTING
FACTOR
QUALIFICATION
STANDARD
2.0
Scope of Proposal
Does the proposal show an understanding
of the contract objective, methodology to be
used and results that are desired from the
contract?
2.0
Assigned Personnel
Do the persons who will be working on the
project have the necessary skills? Are
sufficient people of the requisite skills
assigned to the contract?
1.0
Availability
Can the firm provide flexibility to work on
this type of contract? Are other qualified
personnel available to assist in meeting
project schedules if required? Is the project
team available to attend meetings as
required?
1.0
Sustainability
Does the firm have sustainability practices
built into its work? Do they have
comparable projects where sustainability
has been implemented and used throughout
design and construction?
2.0
Firm Capability
Does the firm have the support capabilities
that the assigned personnel require? Has
the firm designed and held previous
contracts of this type and scope?
2.0
Cost
Is the overall cost for the phase presented
within the project manager’s budget? Are
the labor unit costs reasonable and relative
to current market rates?
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Reference evaluation (Top Ranked Firm)
The Project Manager will check references using the following criteria. The evaluation rankings
will be labeled Satisfactory/Unsatisfactory.
QUALIFICATION
STANDARD
Overall Performance
Would you hire this Professional again? Did
they show the skills required by this project?
Timetable
Was the original Scope of Work completed
within the specified time? Were interim
deadlines met in a timely manner?
Completeness
Was the Professional responsive to client
needs; did the Professional anticipate
problems? Were problems resolved quickly
and effectively?
Budget
Was the original Scope of Work completed
within the project budget?
Job Knowledge
a) If a study, did it meet the Scope of Work?
b) If Professional administered a
construction contract, was the project
functional upon completion and did it
operate properly? Were problems
corrected quickly and effectively?
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ATTACHMENT A
AGREEMENT FOR PROFESSIONAL SERVICES
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ATTACHMENT B
2008 ALLEY MASTER PLAN REPORT
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114 east oak st, fort collins, colorado 80524
p: 970.484.8855 www.russellmillsstudios.com
russell+mills
studios
F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n r e P o r t
D e C e M B e r 1 1 , 2 0 0 8
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 27 of 125
“The DDA’s alleyway renovation project is the greatest thing to happen
since 1905 when Trimble Court was originally paved. Trimble Court
Artisans Coop was established at 118 Trimble Court in 1971 and has
earned its place in Old Town Fort Collins as a treasured heirloom. I became
a coop member in 1976 and our future has never looked brighter. Since
2005 our sales have increased 60%, no doubt in great part due to the
alleyway enhancements. Because of this positive change we are able to
remain true to and realize our goals as an artists’ cooperative. We are
delighted to distribute yearly dividends to our members and in spring of
2008 we were actually able to lower our member’s commission rate. Apart
from the obvious financial gains, we have experienced a heightened sense
of community and a joy in our surroundings that is truly inspirational.
We celebrate Trimble Court as a friendly and inviting place that feels like
home. We just plain love it and we thank you.”
Diane Findley
President
Trimble Court Artisans Coop, Inc.
Before
After
114 east oak st, fort collins, colorado 80524
p: 970.484.8855 www.russellmillsstudios.com
russell+mills
studios
F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
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s e C t i o n 1 5
Project Background, Process and Goals
s e C t i o n 2 9
Project Extent and Existing Conditions
s e C t i o n 3 1 5
Preferred Alley Network Analysis
s e C t i o n 4 2 7
Recommendations
Creative Solution for Trash & Recycling 2 9
Alley Recommendations 3 2
Concept Diagrams 3 5
Design Concepts & Illustrations 4 3
s e C t i o n 5 6 7
Cost Estimates
Key Implementation Steps
s e C t i o n 6 7 5
Acknowledgements
A P P e n D i x 7 9
Visual Preferencing Exercise Results
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i n t e n t i o n A l l y B l A n k
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s e C t i o n 1
Project Background, Process and Goals
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i n t e n t i o n A l l y B l A n k
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Task 1 approx. 8 monThs Task 7
H i s t o r y A n D C o n t e x t
In 00, the Fort Collins Downtown Strategic Plan identified as a “pedestrian strategy,” a concept to integrate pedestrian
infrastructure by dramatically enhancing alleyways that connect prominent destinations such as parking structures and Old
Town Square Plaza. As a result, in 00 the DDA funded and constructed the Trimble Court Alley and Tenney Court Alley
improvements. These alley improvements integrated urban design features that significantly enhanced the visual pedestrian
experience, improved safety and cleanliness, stimulated businesses to build storefronts opening to the alleys, and provided
the framework and template for future alley enhancements in the downtown.
In 007, the Community Foundation of Northern Colorado convened UniverCity Connections, a process that brought more
than 100 citizen stakeholders together to develop a vision to guide “connections” between CSU, the Downtown, and the
Cache La Poudre River. These connections, both physical and programmatic in nature, have been embodied in an action plan
prepared by eight task groups. The UniverCity Connections Transit & Mobility task group deemed that getting there should
be as much fun as being there, and outlined actions for creating an exciting mobility system that would enhance the unfolding
cultural milieu of the city by connecting the Downtown River District to Old Town; connecting the University with downtown; and
connecting all to the Mason Corridor. The task force recommended expansion of the DDA’s downtown alleyway enhancement
program to create the vibrant and interesting pedestrian linkages envisioned for the UniverCity Connections study area.
This Master Plan provides the vision for converting key alleys into a system of vibrant, engaging walkways that stimulate
business activity and further differentiate Downtown Fort Collins as the urban center of Northern Colorado. Quite possibly, this
signature Fort Collins project may be the first-of-its-kind ‘place making’ effort in the nation specifically focusing on a network
of alleys as enhanced public spaces.
P r o C e s s
A comprehensive design process was employed for this master plan that included a detailed analysis and public process that
identified alley challenges and opportunities prior to conceptual design. The public process also entailed a public workshop
and a public open house that welcomed a variety of feedback and involvement from all interested groups and individuals. This
thorough process was critical in forming design recommendations and concepts for the ten alleys that were identified for the
initial conceptual design phase for this master plan. The design process is listed below as a series of tasks that formed the
outline of the project schedule.
P r o j e C t s C H e D u l e
REPORT
PRODUCTION
Workshop #1 Workshop #2
- open house
ANALyzING
PEDESTRIAN
LINKAGES &
ALTERNATIVES
IDENTIFyING
ASSETS,
OPPORTUNITIES
AND
ChALLENGES
CREATIVE
SOLUTIONS
FOR TRASh/
RECyCLING
RECOMMEN-
DATIONS
CONCEPTUAL
DESIGN -
SKETChES AND
VISUALIzATION
COST
ESTIMATING
M A s t e r P l A n i n t e n t
The designs and illustrations in this report are a visual gesture of possibilities and opportunities for both the public rights-of-
way and privately owned land internal to these city blocks. The designs are rooted in the ideas and suggestions provided
by business/building owners at the public workshop and in private meetings where character design preferences and the
functional needs of individual businesses were expressed. Future collaboration with building owners and businesses will be
necessary to realize implementation of this vision, and such collaboration will need to be done on an alley-by-alley basis before,
during, and after construction.
i n t e n t i o n A l l y B l A n k
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s e C t i o n 2
Project Extent & Existing Conditions
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i n t e n t i o n A l l y B l A n k
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9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 36 of 125
P r o j e C t e x t e n t & e x i s t i n G C o n D i t i o n s
As outlined in the project background, this master plan provides a strategy for creating an integrated network of alley
connections from Colorado State University (CSU) and the River District via downtown Fort Collins. These connections can
create safe pedestrian and bikeway travel while enhancing business and livability of downtown Fort Collins. The extent of the
study area for this master plan corresponds with the Downtown Development Authority boundary. The southern extents lies
on Laurel Avenue and extend one half block east and west of College Avenue. The northern extent for the study is the River
District edge which is Jefferson St on the eastern side of College Avenue and Cherry Street on the western side. Within
this zone each alley right-of-way was mapped to clearly identify the alleys that could comprise an integrated and connected
system. This is illustrated on the Existing Alley Right-of-Way Network plan (see p. 1). In this plan, the alleys within the study
zone are shown in context, with major roads, historic landmarks, landmark program boundary and the downtown Fort Collins
National historic Boundary. Each alley within the study zone is shown as either a pedestrian-only alley or a shared vehicle/
pedestrian/bicycle alley. Currently, there are four alleys within the study zone that do not have space for vehicles or vehicles
are not permitted. The other alleys allow for vehicles, bicycles and pedestrians and are therefore classified in the existing
plan as shared alleys. The proposed Mason Street Corridor Bus Rapid Transit (BRT) stops are also shown on this plan.
e x i s t i n G l A n D u s e s
It is also important to understand the differences in land use within the study area. Each area is considerably different and
responds to the adjacent land use. The Land Use Designation plan (see p. 1), assigns titles of areas to reflect observed
land uses. For instance, the alleys from Laurel to Mulberry transect an area that predominantly caters to CSU students. This
area has been titled CSU/Retail District. Moving north is a section of downtown commercial uses which includes banks, post
office and professional offices. Further north is the Downtown Business area, a combination of retail, offices, restaurants and
bars. The Civic District to the west includes the Courthouse, Justice Center and City of Fort Collins buildings. At the north
lies the historic Old Town within the National historic District, the Northwest Mixed Use area, and River District.
t r A s H , V e H i C l e s A n D P A r k i n G
In order to understand the trash storage, vehicle circulation and parking demands within each alley, an existing conditions
inventory was undertaken. The results of this inventory is displayed on the Vehicle Access, Parking and Dumpster Count plan
(see p. 1). Parking counts refer to parking located adjacent to the alley Right-of-Way in privately or public owned surface
parking lots.
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P r o j e C t e x t e n t / e x i s t i n G C o n D i t i o n s
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 37 of 125
0 0 0 10’
l e G e n D
CherrY sT
mapLe sT
LaporTe aVe
W mounTaIn aVe
W oak sT
W oLIVe sT
W maGnoLIa sT
W muLBerrY sT
W LaureL
CanYon aVe
JeFFerson sT
LInDen sT
WaLnuT sT
n mason sT
n hoWes sT
n meLDrum sT
n sherWooD
s mason sT
s hoWes sT
s meLDrum sT
W mYrTLe sT
remInGTon sT
s CoLLeGe aVe
maTheWs sT
e mounTaIn aVe
e oak sT
e oLIVe sT
e maGnoLIa sT
e muLBerrY sT
e mYrTLe sT
e LaureL
WILLoW sT
peTerson sT
ShARED ALLEyS
PEDESTRIAN
ALLEyS
ROADS
MASON STREET
COORIDOR STOPS
DDA BOUNDARy
LANDMARKS
LANDMARK
PROGRAM
NATIONAL
hISTORIC DISTRICT
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e x i s t i n G A l l e y r . o . w . n e t w o r k
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 38 of 125
CherrY sT
mapLe sT
LaporTe aVe
W mounTaIn aVe
W oak sT
W oLIVe sT
W maGnoLIa sT
W muLBerrY sT
W LaureL
CanYon aVe
JeFFerson sT
LInDen sT
WaLnuT sT
n mason sT
n hoWes sT
n meLDrum sT
n sherWooD
s mason sT
s hoWes sT
s meLDrum sT
W mYrTLe sT
remInGTon sT
s CoLLeGe aVe
maTheWs sT
peTerson sT
e mounTaIn aVe
e oak sT
e oLIVe sT
e maGnoLIa sT
e muLBerrY sT
e mYrTLe sT
e LaureL
WILLoW sT
Csu
Csu / reTaIL
DoWnToWn
CommerCIaL
DoWnToWn
BusIness
hIsTorIC
oLD ToWn
rIVer DIsTrICT
norTh-WesT
mIxeD use
CIVIC DIsTrICT
0 0 0 10’
l e G e n D
ROADS
DDA BOUNDARy
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l A n D u s e D e s i G n A t i o n s
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 39 of 125
0 0 0 10’
l e G e n D
MAJOR ROADS
DDA BOUNDARy
PARKING
VEhICLE ACCESS
DUMPSTERS
50
38
17
8
132
14
136
14
0
2
10
4
74
10
137
22
42
8
68
37
36
10
mapLe sT
LaporTe aVe
W mounTaIn aVe
W oak sT
W oLIVe sT
W maGnoLIa sT
W muLBerrY sT
W LaureL
CanYon aVe
JeFFerson sT
LInDen sT
WaLnuT sT
n mason sT
n hoWes sT
n meLDrum sT
n sherWooD
s mason sT
s hoWes sT
s meLDrum sT
W mYrTLe sT
remInGTon sT
s CoLLeGe aVe
maTheWs sT
peTerson sT
e mounTaIn aVe
e oak sT
e oLIVe sT
e maGnoLIa sT
e muLBerrY sT
e mYrTLe sT
e LaureL
s e C t i o n 3
Preferred Alley Network Analysis
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P r e F e r r e D A l l e y n e t w o r k A n A l y s i s
Prior to any design, the various alleys within the study area required analysis to determine a preferred network route and to
establish the opportunities and constraints of each alley.
The detailed analysis examined the following:
• Analyzing pedestrian/bicycle linkage alternatives for possible north-south and east-west connections, primary and
secondary routes.
• Identifying assets, opportunities and challenges per alley.
• Physical limitations - vehicular access, trash services and parking.
• Public workshop to gather consensus on analysis results, input on design aesthetics and stakeholder input for
individual alleys.
l i n k A G e A n A l y s i s
The first step in analyzing potential linkages in the alley network was to identify the major roads, key public destinations
and future transit stops. Major roads include College Avenue and Mason Street, which are critical north-south routes in the
downtown. The proposed Mason Corridor transit stops are also depicted for their effect on a future integrated system of
pedestrian and bicycle routes. Destinations such as Oak Street Plaza, Old Town Square, and Library Park were identified.
Future developments such as the amphitheater and community marketplace are proposed for downtown, but sites are not
yet final at the time this report was prepared.
The linkage assessment look at north-south alleyways within the DDA boundary that could be enhanced as part of the network
connection from CSU to the River District. These alleys are identified in the Plan as Primary Connections. Additional alleys in
the Old Town area that serve as primary east-west connections are also identified.
As illustrated by the analysis, the major break in the north-south connection occurs at the intersection of College Avenue and
Mulberry Street. The northeast, northwest and southwest corners of the intersection are occupied by full block developments
without alleys. At these points the southern and northern alleys are disconnected and terminate at the street interface. The
terminated alleys present the most challenging aspect for creating a connected system. There is a need for any users of the
proposed network to navigate via College Avenue, Mason Street or Remington Street to reconnect with the projected north-
south alley route. The interim solution, provided in the Plan, proposes “Streetscape Enhancements” that clearly identify a
route for a person to follow when they reach the junction of the terminated alleys. Future development should be encouraged
to recreate this north-south route and reconnect the alley network.
Secondary connections were also analyzed for system linkage. These connections provide important links to side streets,
key destinations or corridors. Some of the connections lie outside the DDA boundary, but serve as important parts in the
overall network.
The final piece in the network of integrated walkways are the east-west connections. In all instances, the east-west connections
are existing streets. The east-west connections shown on existing streets are still critical connections for the integrated
network. These routes enable all users to connect to main corridors, destinations and the north-south alleyway network.
The culmination of all these elements comprise the “Preferred Alley Network” that is further analyzed in more detail and
presented in the following section.
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P r e F e r r e D A l l e y n e t w o r k A n A l y s i s
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 42 of 125
CherrY sT
mapLe sT
LaporTe aVe
W oak sT
W oLIVe sT
W maGnoLIa sT
W LaureL
CanYon aVe
JeFFerson sT
LInDen sT
n hoWes sT
n meLDrum sT
N ShERWOOD
s hoWes sT
s meLDrum sT
W mYrTLe sT
remInGTon sT
maTheWs sT
peTerson sT
e oak sT
e oLIVe sT
e maGnoLIa sT
e mYrTLe sT
e LaureL
WILLoW sT
oak sT
pLaZa
oLD ToWn
sQuare
reFer To rIVer
DIsTrICT sTraTeGIC
pLan For FuTure
ConneCTIons
e mounTaIn aVe W mounTaIn aVe
n mason sT
s CoLLeGe aVe
s mason sT
e muLBerrY sT W muLBerrY sT
WaLnuT sT
Csu
rIVer DIsTrICT
0 0 0 10’
l e G e n D
MAJOR
DESTINATIONS
ROADS
DDA BOUNDARy
PUBLIC
DESTINATIONS
MASON STREET
COORIDOR STOPS
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P r e F e r r e D A l l e y n e t w o r k - D e s t i n A t i o n s
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 43 of 125
CherrY sT
mapLe sT
LaporTe aVe
W oak sT
W oLIVe sT
W maGnoLIa sT
W LaureL
CanYon aVe
JeFFerson sT
LInDen sT
n hoWes sT
n meLDrum sT
n sherWooD
s hoWes sT
s meLDrum sT
W mYrTLe sT
remInGTon sT
maTheWs sT
peTerson sT
e oak sT
e oLIVe sT
e maGnoLIa sT
e mYrTLe sT
e LaureL
WILLoW sT
oak sT
pLaZa
reFer To rIVer
DIsTrICT sTraTeGIC
pLan For FuTure
ConneCTIons
e mounTaIn aVe W mounTaIn aVe
n mason sT
s CoLLeGe aVe
s mason sT
e muLBerrY sT W muLBerrY sT
WaLnuT sT
oLD ToWn
sQuare
Csu
rIVer DIsTrICT
0 0 0 10’
l e G e n D
MAJOR
DESTINATIONS
ROADS
DDA BOUNDARy
PUBLIC
DESTINATIONS
MASON STREET
COORIDOR STOPS
PRIMARy ALLEy
CONNECTION
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P r e F e r r e D A l l e y n e t w o r k - P r i M A r y A l l e y C o n n e C t i o n s
CherrY sT
mapLe sT
LaporTe aVe
W oak sT
W oLIVe sT
W maGnoLIa sT
W LaureL
CanYon aVe
JeFFerson sT
LInDen sT
n hoWes sT
n meLDrum sT
n sherWooD
s hoWes sT
s meLDrum sT
W mYrTLe sT
remInGTon sT
maTheWs sT
peTerson sT
e oak sT
e oLIVe sT
e maGnoLIa sT
e mYrTLe sT
e LaureL
WILLoW sT
oak sT
pLaZa
oLD ToWn
sQuare
reFer To rIVer
DIsTrICT sTraTeGIC
pLan For FuTure
ConneCTIons
e mounTaIn aVe W mounTaIn aVe
n mason sT
s CoLLeGe aVe
s mason sT
e muLBerrY W muLBerrY sT
P r e F e r r e D A l l e y n e t w o r k - P o t e n t i A l r e D e V e l o P M e n t A r e A s
WaLnuT sT
Csu
rIVer DIsTrICT
MAJOR
DESTINATIONS
ROADS
DDA BOUNDARy
PUBLIC
DESTINATIONS
MASON STREET
COORIDOR STOPS
PRIMARy ALLEy
CONNECTION
FUTURE POSSIBLE
CONNECTIONS
POTENTIAL
REDEVELOPMENT
AREAS
STREETSCAPE
ENhANCEMENT
0 0 0 10’
CherrY sT
mapLe sT
LaporTe aVe
W oak sT
W oLIVe sT
W maGnoLIa sT
W LaureL
CanYon aVe
JeFFerson sT
LInDen sT
n hoWes sT
n meLDrum sT
n sherWooD
s hoWes sT
s meLDrum sT
W mYrTLe sT
remInGTon sT
maTheWs sT
peTerson sT
e oak sT
e oLIVe sT
e maGnoLIa sT
e mYrTLe sT
e LaureL
WILLoW sT
oak sT
pLaZa
W mounTaIn aVe
e muLBerrY sT W muLBerrY sT
oLD ToWn
sQuare
P r e F e r r e D A l l e y n e t w o r k - s e C o n D A r y A l l e y C o n n e C t i o n s
ConneCTIon
To marTIneZ
park
ConneCTIon To
pouDre rIVer
park
WaLnuT sT
e mounTaIn aVe
s mason sT n mason sT
s CoLLeGe aVe
Csu
MAJOR
DESTINATIONS
ROADS
DDA BOUNDARy
PUBLIC
DESTINATIONS
MASON STREET
COORIDOR STOPS
PRIMARy ALLEy
CONNECTION
FUTURE POSSIBLE
CONNECTIONS
POTENTIAL
REDEVELOPMENT
AREAS
STREETSCAPE
ENhANCEMENT
P r e F e r r e D A l l e y n e t w o r k - e A s t / w e s t C o n n e C t i o n s
MAJOR
DESTINATIONS
ROADS
DDA BOUNDARy
PUBLIC
DESTINATIONS
MASON STREET
COORIDOR STOPS
PRIMARy ALLEy
CONNECTION
FUTURE POSSIBLE
CONNECTIONS
POTENTIAL
REDEVELOPMENT
AREAS
STREETSCAPE
ENhANCEMENT
SECONDARy ALLEy
CONNECTION
EAST-WEST
CONNECTION
0 0 0 10’
l e G e n D
CherrY sT
mapLe sT
LaporTe aVe
W oak sT
W oLIVe sT
W maGnoLIa sT
W LaureL
CanYon aVe
JeFFerson sT
LInDen sT
n hoWes sT
n meLDrum sT
n sherWooD
s hoWes sT
s meLDrum sT
W mYrTLe sT
remInGTon sT
maTheWs sT
peTerson sT
e oak sT
e oLIVe sT
e maGnoLIa sT
e mYrTLe sT
e LaureL
WILLoW sT
oak sT
pLaZa
W mounTaIn aVe
e muLBerrY sT W muLBerrY sT
oLD ToWn
sQuare
ConneCTIon
To marTIneZ
park
ConneCTIon To
pouDre rIVer
i D e n t i F y i n G A s s e t s , o P P o r t u n i t i e s A n D C H A l l e n G e s
The Preferred Alley Network plan was used as the basis to examine each alley for opportunities and challenges. As shown on
the following page, alleys were organized into clusters and given an alphabetical label. Each label cluster was then analyzed
for opportunities and challenges using criteria established by the consultant team and DDA staff.
A l l e y s C o r e C A r D - P u B l i C w A l k t H r o u G H
Interested stakeholders, including business owners and City staff were invited to participate in an alley walk-through that
required a full day of field observation and analysis. Each participant was provided an alley scorecard to rate the assets,
opportunities and challenges each alley contributes to the future network. At the completion of the walk-through scorecards
were tallied to create an overall score for each alley. The results were mapped on the “Alley Scorecard Summary” and show
the alleys with the most potential and greatest challenges for creating the future network. Most of the alleys that scored high
for greatest assets and opportunities also scored equally as high for challenging conditions.
l i s t o F A l l e y s B y r A n k e D s C o r e ( H i G H e s t t o l o w e s t s C o r e B y A s s e t s )
Alley Assets & Challenges
Opportunities Score
Score
D .
A
J .
h .7 .
F . .
C . .
K .1 .
I .1 .
G
B .
E .
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AREA A
CRITERIA RANKING
Contributing to retail/commercial business 4.75
Potential for redevelopment/infill 3.77
Connection to east/west attractions 3.78
Unique character 3.86
Shared street potential 3.48
Need for alternative waste disposal 4.21
Problematic vehicular access 3.65
AREA B
CRITERIA RANKING
Contributing to retail/commercial business 2.78
Potential for redevelopment/infill 4.73
Connection to east/west attractions 2.49
Unique character 1.65
Shared street potential 3.4
Need for alternative waste disposal 3.32
Problematic vehicular access 2.4
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.9
3.8
3.8
4.8
Need for alternative waste disposal
Problematic vehicular access 3.7
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.4
1.7
2.5
4.7
2.8
Need for alternative waste disposal
Problematic vehicular access 2.4
3.3
AVG.
AREA A
CRITERIA RANKING
Contributing to retail/commercial business 4.75
Potential for redevelopment/infill 3.77
Connection to east/west attractions 3.78
Unique character 3.86
Shared street potential 3.48
Need for alternative waste disposal 4.21
Problematic vehicular access 3.65
AREA B
CRITERIA RANKING
Contributing to retail/commercial business 2.78
Potential for redevelopment/infill 4.73
Connection to east/west attractions 2.49
Unique character 1.65
Shared street potential 3.4
Need for alternative waste disposal 3.32
ALLEY Scorecard
Avg.
Assets/
Opportunities
Assets Opportunities Scorecard
Avg.
Challenges
Challenges
A 4.0 • Strong interface w/future hotel and convention center
• Connections to Old Town Square and Oak St. Plaza
• Strong contribution to retail business
• Strong urban vista to Old Town Square
• Retail courtyards/plazas
• Retail parking can be displaced into hotel on-grade parking
• Partial closure for pedestrian only zones
• Create alley accessed retail corridor
• Activate alley entries at Oak St., Mountain Ave. and Olive St.
• Showcase alley for sustainable strategies (dovetail w/hotel)
4.0 • Extensive trash service needs
• Areas w/problematic vehicular access/narrow
corridors
• Drainage problems/ice in winter
B 3.0 • Prime location for future redevelopment
• Strong east/west connection to adjacent residential areas
• Redevelopment can capitalize on hotel location and central downtown location
• Immediate pedestrian corridor w/streetscape enhancements along Mulberry 2.9 • Functions as obstacle to continuous alley network
to Downtown
• Safeway property lacks alley access
• Property between Magnolia/Olive lacks retail/
commercial
C 3.2 • Extensive retail frontage to alley on east side
• Wide corridor allows flexibility w/design
• Low building heights create sunny environment
• Potential for shared street (wide corridor)
• Courtyards/patios within articulated building footprints along alley
• On-alley business entries throughout
• Parking consolidation and organization
• Relatively simple trash/dumpster consolidation
• Activate alley entries/destinations at intersections w/Laurel and Mulberry
• Unique theme/character
• Sustainable storm water strategies
2.5 • Residential focus on east side of alley
• Overhead utility lines detract from visual quality
D 4.3 • Extensive retail frontage to alley throughout
• Existing in-alley structure provides interior destination
• Wide corridor and extensive open areas create flexibility
• Existing tree groves provide shade and create park-like setting
• Strong connections w/Mason Corridor
• Primary connection to CSU
• Potential for shared street (wide corridor)
• Potential for courtyards/patios and plazas to complement business uses
• On-alley business entries/improvements throughout
• Parking consolidation and organization
• Relatively simple trash/dumpster consolidation
• Activate alley entries/destinations at intersection w/Laurel
• Opportunities for unique theme/character
• Enhance connections to Mason Corridor and transit stop @Mulberry
• Sustainable storm water strategies
• Implement CIty parking cooperative program
3.0 • Residential focus at north end of alley
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 51 of 125
P u B l i C w o r k s H o P # 1
On April , 00, the first of two public meetings for downtown business owners and interested parties was held. The first
workshop was held at Stonehouse Grill and was attended by approximately seventy people. The objectives for the workshops
were:
1. Obtain consensus on overall direction,
. Feedback from Stakeholders on aesthetics, and
. Obtain Stakeholders’ input on recommendations for individual alleys.
The workshop format was as follows:
Present the existing conditions analysis and the proposed alley routes that would connect CSU to downtown and the
River District.
Discuss trash and recycling alternatives.
Open questions and discussion.
Visual preferencing exercise where participants voted with green or red dots on a variety of images.
Discussion about visual preferencing results
Small group breakout to discuss issues and opportunities of each alley.
Presentation of results by breakout groups.
•
•
•
•
•
•
•
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s e C t i o n 4
Recommendations
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i n t e n t i o n A l l y B l A n k
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C r e A t i V e s o l u t i o n F o r t r A s H & r e C y C l i n G
t r A s H P i C k - u P
One of the primary concerns for any prospective improvements to alleys is the current trash and recycling conditions.
While there are ample dumpsters for trash there is little recycling occurring or being provided for downtown businesses.
Additionally, the quantity of trash dumpsters are problematic on many fronts for potential shared improved alleyways.
Currently, a total of three trash collection companies regularly pick up trash in the alleys. The conditions that exist today
reflect a typical arrangement of one trash dumpster per building and occasionally an additional dumpster for recycling.
In several alleys, there may be buildings with more than one business housed within and a trash dumpster for each. In
any case, the resulting effect is a trash and recycling schedule far more complicated than is necessary and with far more
trash vessels than is necessary to satisfy demand. The situation is not conducive to the desired strategy to elevate the
pedestrian and bicyclist experience in a ‘shared street’ context. The recommended strategy of this Plan is to reduce the
number of trash/recycling dumpsters and collection of grey water through more efficient means. There are a number of
ways to achieve this reduction:
create one downtown trash district in which local trash companies compete for the service contract; or
create trash/recycling cooperatives on the block or half-block scale with neighboring businesses soliciting services
from a single trash hauler much like a hOA.
t r A s H / r e C y C l i n G C o n s o l i D A t i o n
A number of trash companies contributed to discussions regarding the best alternatives to centralize trash/recycling
collection areas and issues of odor reduction in the alleys. After these meetings, analysis and discussion with stakeholders,
the recommendation is to create central consolidated trash locations. This concept is contingent on selection of one trash
company for each enhanced alley. The concept would create a key trash collection location within the alley or through
partnerships between the DDA and owners on private land immediately adjacent. These areas would be enclosed and
through DDA investment and potentially Art in Public Places, enlivened as an asset to the alley. The enclosure would house
a shared trash dumpster and a recycling center for commingled recycling and space for specific recycling such as glass,
and aluminum using specific focused recycling companies. The ideal commingled recycling vessel would be no larger than
a three cubic yard compactor. The compactor could effectively accommodate almost nine cubic yards of recycling per
pickup. Compactors have come under considerable criticism recently when used for wet trash collection. Excessive odors
from wet trash created by downtown restaurants and infrequent collection schedules for compactors contribute heavily to
odor concerns. This Plan recommends use of smaller compactors for recycling, and all other trash types placed in the
dumpsters for daily collection. This concept also creates a recycling option for downtown business owners located on
the enhanced alleys. To facilitate and encourage the use of the centralized trash locations by businesses, wheeled trash
containers are recommended. By using fewer dumpsters for all non-recycled trash, the trash hauler can clean and replace
dumpsters more frequently, thereby further reducing odor.
The results of this recommendation include greater opportunity for recycling, cleaner, more organized alleys, reduced
trash traffic, and reduced noise impact to upper floor building residents.
•
•
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9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 55 of 125
” W
” h
3 CuBIC
YarDs
Alley A (between E. Oak St. and Olive St.)
currently houses (1) cubic yard dumpsters.
If the alley were to be at full capacity for waste
there would be 7 cubic yards of waste.
t y P i C A l A l l e y D i A G r A M e x i s t i n G 3 C u B i C y A r D D u M P s t e r s
Existing conditions= (1) cubic yard receptacles
N.T.S
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t r A s H A n A l y s i s - e x i s t i n G A l l e y s C e n A r i o
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 56 of 125
” h
” W
3 CuBIC YarD
CompaCTor
” W
” h
3 CuBIC
YarDs
90 GaL
r e C y C l i n G C o M P A C t o r
In this scenario the compactor will be
enclosed and used for recycling only.
The compactor should supplement the
need for individual business to require
their own receptacle.
e x i s t i n G D u M P s t e r
The existing dumpsters will be reduced
in number due to the proposed daily
pick up. For supplemental storage the
dumpster could have an “arm” for lifting
heavy 0 gal containers. All dumpsters
will be surrounded by enclosures and
strategically placed within each alley.
9 0 G A l . t r A s H r e C e P t A C l e
Enclosures will be strategically placed
to accommodate 0 gal disposal for
all buildings.
t y P i C A l A l l e y D i A G r A M C o M B i n A t i o n o F w A s t e r e C e P t A C l e s
Existing conditions = (1) cubic yard receptacles
Proposed = (1) cubic yard recycling compactor
(1) cubic yard receptacle
Approx. (10) 0 Gal. Receptacles
N.T.S
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fort collins downtown alleys concept design report
4 18
o the alleys one of the easiest solutions would be a
hanging pots and window planter boxes that could hold a
scading plants. The following images are examples of this
june 2004 18
Planters
To bring vegetation into the alleys one of the easiest solutions would be a
combination of vines, hanging pots and window planter boxes that could hold a
variety of plants or cascading plants. The following images are examples of this
element.
june 2004 18
To bring vegetation into the alleys one of the easiest solutions would be a
combination of vines, hanging pots and window planter boxes that could hold a
variety of plants or cascading plants. The following images are examples of this
element.
P A V i n G
P l A n t i n G
A r t i n P u B l i C P l A C e s
P A t i o s & s H A D e
A l l e y r e C o M M e n D A t i o n s
Refer to the Design Concepts and illustrations section (p -) for illustrative examples of the items listed below.
primary alley network - The primary alley network consists of direct connections from CSU campus to Downtown and
the River District by way of alleys located half-block east or west of College Avenue, and alleys that parallel Jefferson
Street between Pine and Chestnut Streets. The alleys comprising the primary network all provide functional access to
commercial, retail and residential uses in what this Plan refers to as the Downtown District (north of Mulberry Avenue),
the CSU District (between Mulberry Avenue and Laurel Street), and Old Town District.
The overall design recommendations for all alleys are listed below.
Gateways and Entries - Alleys should be immediately recognizable as pedestrian environments at the entry on
intersecting street. Where possible, mid-block street crossings that link alleys together should be clearly identified
through common pedestrian crosswalk striping techniques.
• Paving treatment - Pedestrian alley paving (pavers) should extend into intersecting sidewalks to the back
of curb to clearly identify these spaces as a transition between existing sidewalks and the enhanced alley
environment.
• Wayfinding and I.D. - Identification and wayfinding signage should have a relatively subdued presence at alley
gateways. The signage should be employed in the form of paving inserts to identify the alley, and directional
arrows attached to light-posts to provide direction to businesses and other significant destinations.
• Gateway Lighting - Gateway lighting should consist of overhead strand lighting overhead and light posts
consistent with Downtown District alley lighting or CSU District alley lighting.
• Planter Pots - Planters clearly identify alleys as pedestrian spaces by providing a human scale element. They
should be arranged at building corners in clusters or groups to create a visual presence.
Paving - Paving should consist of concrete pavers of a mottled color to minimize the effects of staining from vehicles
and trash collection activities. The pavers should be distinct in size, color and texture to identify pedestrian travel
zones and vehicular zones. Where plazas occur, paving should delineate the plaza boundaries and create a cohesive
appearance and contribute to the aesthetic impression of the plaza. Varied paving patterns will also change the
hierarchy of the alley from a predominant vehicular-use area to a pedestrian or bicycle use area. This technique will
help create safe, shared environments.
Lighting - Lighting should help provide a regimented structure in the alleys. Lighting fixtures should be spaced so
that the alleys are not excessively illuminated, yet still safe. Full cut-off fixtures which limit light pollution by focusing
light direction are recommended, and fixtures should be consistent to the CSU district or Downtown District. Pole
mounted pedestrian light posts should provide the majority of lighting, with complementary accent lighting provided
by wall sconces on private buildings.
Planting - Planting should contribute to softening the appearance of the alley and providing color, texture, and human
scale interest. Trees in plaza spaces should be placed in areas near seating to provide shade. year round planting
should be considered. Winter planting could consist of adding pine boughs and dogwood twigs, etc. to planting areas.
Drip irrigation should be a component of all planting areas.
• Planter Pots and hanging Baskets - Planter pots are a unifying feature that add a human scale to the alleys
and help identify alley entries. Planters should be used as a feature to provide structure and accents to the
overall environment. Drip irrigation lines eliminate intensive hand-watering requirements..
• Storm Water Bio-swales - Bio-swales slow down and filter storm-water runoff from paved areas and roofs before
june 2004 17
w o o n e r F s ( V e H i C l e / P e D e s t r i A n / B i C y C l e s H A r e D s P A C e s )
A l t e r n A t i V e e n e r G y - w i n D
s e A t i n G
A l l e y B u i l D i n G e n t r A n C e s
used in the bio-swales to control drip irrigation which is necessary for plant establishment and periods of
drought.
Art - A variety of opportunities exists to integrate art into alleys. When selecting art for alleys, consideration of
physical placement is important to prevent damage to the art, but also to avoid impediment to pedestrian or vehicular
movement. Murals, embossed or sandblasted pavers, and sculpture are appropriate forms of art well suited for the
enhanced alleys, as is the continuation of the Art in Public Places programs, such as the Transformer Art and Kids
Pavers examples. Other art options should be considered so long as the basic criteria for physical placement is
observed.
Plazas - Plazas and courtyards should be considered at major nodes where ample space exists. Plazas are an
important component of successful alley design and help activate the spaces and create destinations and environs
for enjoyment. Plazas and courtyards can be flexible, shared public space or private in nature depending on conditions
and needs of business/building owners. In most cases, the space available for plaza features exists on private land
and will require working collaboratively with owners to understand their individual needs. Opportunities to create plaza
features are outlined in the Concept Diagrams and Design Concepts and Illustrations sections. (p. -)
Seating - Seating should be accommodated along alley corridors in the form of dispersed benches surrounded by
planting or in plaza/courtyard settings. Moveable chairs and tables should be considered where possible, as well as
seat-walls in public spaces.
Building Entrances - On-alley building entrances are key components to activate the spaces and create a destination
within the alleys. Entries should be visible from the corridors and compatible with the existing architectural themes
within the alleys. Important considerations include lighting, doorway and entry treatments, signage and human scale
features such as planting and awnings. Three scenarios for entries are illustrated at the end of this section and
represent guidelines for alley building entries.
Vehicular Access and Parking - In general, the alleys will continue to require vehicle access to facilitate parking,
trash service, maintenance and deliveries. There are a few exceptions, such as where three or more intersections
of public rights-of-way may allow for a segment to be designed as pedestrian only. Vehicular access is envisioned as
one-way to eliminate situations where two vehicles must pass each other, thereby creating congestion, safety issues
and potential damage to alley features. In general, the City of Fort Collins is in agreement with this proposal, but
transportation studies must be undertaken on an alley-by-alley basis before final design and construction documents
are produced. The goal for these alleys is to emulate the Dutch model of Woonerfs, where vehicles, pedestrians and
bicycles share the spaces. The design of the spaces give priority to pedestrians and non-motorized vehicles, thereby
ensuring vehicles operate at safe speeds.
Energy Generation - In some alleys it is possible to apply strategies for alternative energy generation to power alley
lighting. Several of the alleys closer to Colorado State University experience good solar access, and photo-voltaic
panels can be used atop shelters to also generate power. In the downtown area where older buildings sit immediately
adjacent to the alley, a wind tunnel effect has been observed. The wind velocity in these corridors may be substantial
enough to harness energy and drive small generators that power accent lighting.
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secondary alley network - The secondary Alley Network consists of alleys that provide the east/west connection to
the Primary Alley Netork. In general, treatments should be consistent with the Primary Alleys, but less intensive in nature.
The main design recommendations are broken out and listed below.
Gateways - Gateways to Secondary Alleys should be clearly identified as pedestrian spaces with paving treatments
extending out into the intersecting sidewalk, lighting, and planter pots.
Paving - Pavers should be used in Secondary Alleys, which is consistent with the Primary Alley pavers. In most cases,
sufficient room for pedestrian/vehicular paving distinction doesn’t exist in the Secondary Alley network.
Lighting - Lighting should be consistent with Downtown or CSU District lighting standards.
Planting - Planting in Secondary Alleys should consist primarily of planter pots/hanging baskets and storm-water bio-
swales.
Art - Art opportunities are similar to those in the Primary Alley Network.
Building Entrances - On-alley building entrances should be encouraged within the Secondary Alley network under the
same parameters as the Primary Alley Network.
streetscape enhancement - Pedestrian walkways are an important component in creating a cohesive network of pathways
connecting the network of alleys with major destinations including stops along the Mason Corridor, the Civic District, parking
garages, and other significant destinations such as Library Park and the future amphitheater site. The typical streetscape
environment should be redeveloped in conjunction with new infill or redevelopment projects. Other enhancements should
include widening sidewalks that are too narrow to effectively allow movement of people from destinations such as Mason
Corridor transit stops. These walkways should be designed to match existing streetscape standards and should address
context as well as creating an effective link to the alley network.
Walkways - Detached walks of ’ minimum should be created to allow two people to comfortably walk abreast. Wider
walkways with grated trees that are a minimum of 1’ wide from back of curb to building edges are also encouraged.
Paving treatments at intersections should include ADA ramps and facilitate effective street crossings.
Planting - Planting should at a minimum include street trees in accordance with Streetscape Design Standards. Planter
pots and other human scale elements should be included where possible.
C o n C e P t D i A G r A M s
A conceptual diagram study of ten priority alleys was prepared based upon results of the Preferred Alley analysis, Alley Scoring
Summary, and public workshop. The recommendations for each alley are shown on the following plans in diagrammatic form.
The design ideas are expressed as line types and shapes. Each plan has a summary of recommendations with common
design principles and elements shown in the legend.
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Tr
Tr
poTenTIaL
paTIos/
CourTYarDs
FuTure
reDeVeLopmenT
FuTure
reDeVeLopmenT
poTenTIaL
paTIos/
CourTYarDs
poTenTIaL
reorGanIZeD
parkInG sTaLLs
FuTure
reDeVeLopmenT
poTenTIaL
FuTure
reDeVeLopmenT
poTenTIaL paTIos/
CourTYarDs
“saFe harBor”
Zone In meDIan
poTenTIaL
FaCaDe aDDITIon/
enhanCemenT
ImproVeD
sTreeTsCape
ImproVeD
sTreeTsCape
NOTE: These diagrams are purely conceptual are not intended to provide specific planning guidance for adjacent areas to Fort Collins alleys.
s u M M A r y r e C o M M e n D A t i o n s / w o r k s H o P i n P u t
• Shared trash/recycling stations
• Address ice issues in winter
• Lighting is critical
• Reduce hiding spaces
• Truck pull-outs
• Underground utilities
• Possible one way vehicle
• Improve storm water conditions from rooftops
0 1 0 0’
l e G e n D
DESIGNATED
hISTORIC
LANDMARK
TRASh/RECyCLING
WITh ENCLOSURE
PEDESTRIAN ONLy
zONE
ShARED ALLEy
zONE
IMPROVED
STREETSCAPE
ShARED ALLEy
ENTRy PLAzA
PEDESTRIAN
ENTRy PLAzA
TRUCK DELIVERy
PARKING
Tr Tr
poTenTIaL
FuTure
reDeVeLopmenT
poTenTIaL
FuTure
reDeVeLopmenT
poTenTIaL parkInG
CooperaTIVe Zone
poTenTIaL parkInG
CooperaTIVe Zone
possIBLe CourTYarDs anD on aLLeY aCCess
possIBLe CourTYarD
anD on aLLeY aCCess
possIBLe peDesTrIan sIDeWaLk
proVIDInG unIFormeD aCCess
possIBLe peDesTrIan sIDeWaLk
proVIDInG unIFormeD aCCess
proTeCT CarrIaGe house Zone
s u M M A r y r e C o M M e n D A t i o n s / w o r k s H o P i n P u t
• Shared trash/recycling stations
• Provide access to rear entries & outdoor plazas
• Consolidate parking into one organized cooperative parking areas to increase quantity
and provide organized areas and a unified retail precinct
• Bike racks
• Underground utilities
0 1 0 0’
l e G e n D
DESIGNATED
hISTORIC
LANDMARK
TRASh/RECyCLING
WITh ENCLOSURE
PEDESTRIAN ONLy
zONE
ShARED ALLEy
zONE
IMPROVED
STREETSCAPE
ShARED ALLEy
ENTRy PLAzA
PEDESTRIAN
ENTRy PLAzA
TRUCK DELIVERy
PARKING
PARKING
COOPERATIVE
Tr
NOTE: These diagrams are purely conceptual are not intended to provide specific planning guidance for adjacent areas to Fort Collins alleys.
CoLLeGe aVe.
muLBerrY sT.
LaureL
remInGTon sT.
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e A s t M u l B e r r y s t . t H r o u G H e A s t l A u r e l
poTenTIaL InFILL
opporTunITY
possIBLe
paTIo
poTenTIaL
parkInG
CooperaTIVe
possIBLe parkInG
reorGanIZaTIon
To ImproVe
eFFICIenCY
poTenTIaL To CreaTe
sIDeWaLk ConneCTIon
From CoLLeGe To aLLeY
VIa exIsTInG shop
FronTaGe
possIBLe parkInG
reorGanIZaTIon
To ImproVe
eFFICIenCY
DeFIne parkInG
area To InCrease
eFFICIenCY anD
reDuCe aLLeY
InTerFaCe
poTenTIaL To CreaTe
sIDeWaLk To CreaTe
unIFIeD reTaIL area
possIBLe pLaZa
W/FLexIBLe DInInG
paTIo
possIBLe
paTIos/
Tr
Tr
s u M M A r y r e C o M M e n D A t i o n s / w o r k s H o P i n P u t
• Shared trash/recycling stations
• Consolidate parking into one organized cooperative parking areas to increase quantity and provide organized areas and a unified retail precinct.
• Reorganize private parking - separate from alley connection to Mason St and College Ave.
• Bike racks
• Maintain/enhance storrmwater treatment
• Underground utilities
0 1 0 0’
l e G e n D
DESIGNATED
hISTORIC
LANDMARK
TRASh/RECyCLING
WITh ENCLOSURE
PEDESTRIAN ONLy
zONE
ShARED ALLEy
zONE
IMPROVED
STREETSCAPE
ShARED ALLEy
ENTRy PLAzA
PEDESTRIAN
ENTRy PLAzA
TRUCK DELIVERy
w e s t o A k s t . t H r o u G H w e s t M o u n t A i n A V e .
oak sT. pLaZa
Tr
Tr
Tr
Tr
ImproVeD
sTreeTsCape
s u M M A r y r e C o M M e n D A t i o n s / w o r k s H o P i n P u t
• Shared trash/recycling stations
• Artistic theme/organic
• Entertainment space/plaza - outdoor movies, music, etc.
• Bike racks
• Consider timed deliveries
• Possible one-way vehicle access
possIBLe
parkInG
GaraGe
WITh reTaIL
aT GrounD
-LeVeL
possIBLe BuILDInG
expansIon InFILL
poTenTIaL W/reTaIL
pLaZa W/
FLexIBLe
DInInG paTIo
poTenTIaL InFILL
W/CaFe To aDDress
oak sT. pLaZa
possIBLe FuTure
reDeVeLopmenT
poTenTIaL FaCaDe
TreaTmenT
enhanCemenT
poTenTIaL
DInInG
paTIo
poTenTIaL paTIos/
CourTYarDs
aDJaCenT To rIo
GranDe
poTenTIaL FaCaDe
TreaTmenT
0 1 0 0’
l e G e n D
DESIGNATED
hISTORIC
LANDMARK
TRASh/RECyCLING
WITh ENCLOSURE
PEDESTRIAN ONLy
zONE
ShARED ALLEy
zONE
IMPROVED
STREETSCAPE
ShARED ALLEy
ENTRy PLAzA
PEDESTRIAN
l A P o r t e A V e . t H r o u G H w e s t M o u n t A i n A V e
Tr
Tr
CoLLeGe aVe.
mounTaIn aVe
mason sT
LaporTe aVe
s u M M A r y r e C o M M e n D A t i o n s /
w o r k s H o P i n P u t
• Shared trash/recycling stations
• Address ice issues in winter
• Lighting is critical
• Reduce hiding spaces
• Truck pull-outs
• Possible one way vehicle
• Possible alley infill
poTenTIaL
FuTure
InFILL
TenneY CourT - exIsTInG
aLLeY ImproVemenT
0 1 0 0’
l e G e n D
DESIGNATED
hISTORIC
LANDMARK
TRASh/RECyCLING
WITh ENCLOSURE
PEDESTRIAN ONLy
zONE
ShARED ALLEy
zONE
IMPROVED
STREETSCAPE
ShARED ALLEy
ENTRy PLAzA
PEDESTRIAN
ENTRy PLAzA
TRUCK DELIVERy
PARKING
Tr
NOTE: These diagrams are purely conceptual are not intended to provide specific planning guidance for adjacent areas to Fort Collins alleys.
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l i n D e n A n D P i n e
exIsTInG
TrImBLe CT
ImproVeD
aLLeY
poTenTIaL InFILL
DeVeLopmenT
DInInG
paTIo
poTenTIaL parkInG
CooperaTIVe To CreaTe
eFFICIenT parkInG area
peDesTrIan Zone,
sIDeWaLk/pLaZas/
CourTYarDs/BuILDInG
enTranCes
poTenTIaL InFILL
DeVeLopmenT
Tr
s u M M A r y r e C o M M e n D A t i o n s / w o r k s H o P i n P u t
• Shared trash/recycling stations
• Code enforcement
• Potential row houses infill
• Address drainage - stormwater gardens
• Business entrances from parking area
• Potential cooperative parking scenario
0 1 0 0’
l e G e n D
DESIGNATED
hISTORIC
LANDMARK
TRASh/RECyCLING
WITh ENCLOSURE
PEDESTRIAN ONLy
zONE
ShARED ALLEy
zONE
IMPROVED
STREETSCAPE
ShARED ALLEy
ENTRy PLAzA
PEDESTRIAN
ENTRy PLAzA
TRUCK DELIVERy
PARKING
Tr
NOTE: These diagrams are purely conceptual are not intended to provide specific planning guidance for adjacent areas to Fort Collins alleys.
LInDen sT.
CreaTe
orGanIZeD
parkInG area
JeFFerson sT.
pIne sT.
possIBLe
pLaZa/paTIo
CreaTe
orGanIZeD
parkInG area
CoLLeGe aVe.
WaLnuT sT.
Tr
FuTure
reDeVeLopmenT
s u M M A r y r e C o M M e n D A t i o n s / w o r k s H o P i n P u t
• Shared trash/recycling stations
• Code enforcement
• Pedestrian only connections from Walnut to Jefferson St
• Plaza area behind Elliot’s
shareD
pLaZa
paTIo For
possIBLe CaFe
0 1 0 0’
l e G e n D
DESIGNATED
hISTORIC
LANDMARK
TRASh/RECyCLING
WITh ENCLOSURE
PEDESTRIAN ONLy
zONE
ShARED ALLEy
zONE
IMPROVED
STREETSCAPE
ShARED ALLEy
ENTRy PLAzA
PEDESTRIAN
ENTRy PLAzA
TRUCK DELIVERy
PARKING
Tr
mounTaIn aVe.
JeFFerson sT.
LInDen sT.
WaLnuT sT.
NOTE: These diagrams are purely conceptual are not intended to provide specific planning guidance for adjacent areas to Fort Collins alleys.
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1
w A l n u t A n D l i n D i n
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i n t e n t i o n A l l y B l A n k
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D e s i G n C o n C e P t s A n D i l l u s t r A t i o n s
The following design concepts are intended to illustrate opportunities and character of individual alleys. The designs are
conceptual in nature and will require additional input from building owners, City representatives and others before final design
and construction documents are prepared.
The concepts reflect input and feedback obtained at a public workshop from business/building owners, City representatives,
and downtown residents. This workshop included work-sessions where breakout groups addressed individual conditions and
preferences for design. Following the workshop, the concepts were refined by consultant and DDA staff, the DDA Board,
and input from individual downtown business and building owners. Upon refinement of the designs, the consultant team and
DDA staff hosted an open house to present the proposed concepts.
On the following pages, alley concepts are presented with an annotated plan and eye-level illustration to depict overall
character, scale and proposed materials.
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CENTRALIzED TRASh POINT -
RECyCLABLE COMPACTOR AND
DUMPSTERS. BUSINESSES
PROVIDED WhEELED TRASh
CONTAINER
POTENTIAL
REDEVELOPMENT
PROPOSED
hOTEL & PLAzA
(DESIGN By
hOTEL DESIGN
TEAM)
remInGTon sT
oak sT
PROPOSED INTERIM
SURFACE PARKING
POTENTIAL DINING PATIO
POTENTIAL ShARED PATIO SEATING
CROWN PUB PATIO WITh POTENTIAL ACCESS OFF ALLEy
WIND TURBINE SCULPTURE AS FOCAL
POINT OF CENTRAL PLAzA TO PROVIDE
POWER ALLEy LIGhTING
ShARED ALLEy WITh POTENTIAL ONE WAy
VEhICULAR TRAFFIC, LARGE POTS & ChANGE
IN PAVING hELP DEFINE BOUNDARy
ALLEy ENTRANCE TREATMENT WITh OVERhEAD
LIGhTING ThAT MATChES TRIMBLE COURT
ALLEy ENTRANCE
TREATMENT
mounTaIn aVe
ShARED ALLEy WITh POTENTIAL
ONE WAy VEhICULAR ROUTE
ShARED CENTRAL PLAzA
SPACE- POTENTIAL TO CREATE
FACADE IMPROVEMENTS, AND
ACCESS TO EXISTING AND
FUTURE DEVELOPMENT
ONE
WAy
SAFER PEDESTRIAN ROUTE VIA DEFINED
PAVEMENT, AND FLOWERING POTS
POTENTIAL PATIO SPACE & UPGRADED
ACCESS FOR TENANTS
POTENTIAL RAIN
GARDENS &
BIOSWALES FOR
STORM WATER ALONG
ALLEy
CoLLeGe aVe
COLORED CONCRETE PAVERS
AS LONG TERM DURABLE
SOLUTION
LAPORTE
MOUNTAIN
OAK
COLLEGE
MASON
WALNUT
LINDEN
JEFFERSON
INFILL
OPPORTUNITIES
ACTIVATE ALLEy
WIND TURBINE - PROVIDES
ENERGy AND ACTS AS KINETIC
SCULPTURE
OPPORTUNITIES FOR PRIVATE
COURTyARDS ThAT CONTRIBUTE
TO PUBLIC PLAzA
STORMWATER
BIOSWALES
CONSISTENT LIGhT
STANDARDS
SEATWALL PLAzA EDGE
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LAPORTE
MOUNTAIN
OAK
COLLEGE
MASON
WALNUT
LINDEN
JEFFERSON
MULBERRy
MAGNOLIA
OLIVE
LAUREL
MyRTLE
REMINGTON
CSU
k e y P l A n
CENTRALIzED TRASh POINT -
RECyCLABLE COMPACTOR AND
DUMPSTERS. BUSINESSES
PROVIDED WhEELED TRASh
CONTAINER
CoLLeGe aVe
oak sT
oLIVe sT
PROPOSED hOTEL & PLAzA
(DESIGN By hOTEL DESIGN
TEAM) - PARKING BENEATh
PROPOSED
COMMERCIAL
(DESIGN By hOTEL
DESIGN TEAM) -
PARKING BENEATh
POTENTIAL PATIO AND ENTRy
OFF ALLEy FOR TENANTS AND
CUSTOMERS
POTENTIAL PATIO AND ENTRy OFF
ALLEy FOR TENANTS AND CUSTOMERS
IMPROVE CONNECTION TO COLLEGE AVE WITh POTS,
LIGhTING, PAVEMENT AND POTENTIAL WALL MOUNTED
SCULPTURE
POTENTIAL CENTRAL PLAzA CONNECTING ThE
PROPOSED hOTEL WITh COLLEGE AVE BUSINESSES -
PATIO SPACE FOR FOOD ESTABLIShMENTS
WIND TURBINE SCULPTURE TO
POWER LIGhTING OF ALLEy
POTENTIAL ShARED
PARKING FOR IN/OUT
TENANTS
hOTEL PLAzA By
hOTEL DESIGN
TEAM
POTENTIAL PATIO FOR
EXISTING ESTABLIShMENT
POTENTIAL FACADE
IMPROVEMENT
ShARED ALLEy WITh
POTENTIAL ONE WAy
VEhICULAR TRAFFIC, LARGE
POTS & ChANGE IN PAVING
hELP DEFINE BOUNDARy
KINETIC SCULPTURE
CONTRIBUTES TO
FACADE TREATMENT
OPPORTUNITIES
FOR PATIO
SEATING
WIND TURBINE - PROVIDES ENERGy AND ACTS
AS KINETIC SCULPTURE
UPPER LEVEL PRIVATE
PATIO
PROPOSED
hOTEL
EXISTING ShADE
TREES
STORMWATER
BIO-SWALE
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e A s t o A k A V e . t H r o u G H e A s t o l i V e s t .
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i n t e n t i o n A l l y B l A n k
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e A s t M u l B e r r y s t . t H r o u G H e A s t M y r t l e
CoLLeGe aVe
muLBerrY sT
mYrTLe sT
ALLEy ENTRy TREATMENT
(BOTh ENDS) WITh
OVERhEAD LIGhTING
GATEWAy - LIGhTING TO
BE MIN 1’ hEIGhT FOR
TRUCK CLEARANCE
TWO WAy ShARED ALLEy WITh CONCRETE
PAVER TREATMENT FOR LONG TERM
DURABILITy. PEDESTRIAN SAFE zONE
ALONG EDGE FLUSh PAVER WITh
DIFFERENT COLOR
BIO-SWALES & RAIN GARDENS FOR
STORM WATER TREATMENT ALONG
ALLEy EDGE
POTENTIAL SOLAR PANEL ShELTER - POWER TO
LIGhT ALLEy & PATIO LIGhTING
POTENTIAL ShARED PLAzA & LAWN
POTENTIAL ShARED PLAzA
POTENTIAL COOPERATIVE PARKING
AREA - CREATE ONE UNIFIED LOT
WITh SIDEWALK ACCESS TO ALL
BUSINESSES. NET GAIN OF 10
PARKING SPACES.
ONE
WAy
ONE
WAy
TWO
WAy
CENTRALIzED TRASh POINT
- RECyCLABLE COMPACTOR
AND DUMPSTER. BUSINESSES
PROVIDED WhEELED TRASh
CONTAINER
POTENTIAL RAIN GARDENS
POTENTIAL ENhANCED
SIDEWALK CONNECTIONS TO
COLLEGE AVE
POTENTIAL COOPERATIVE PARKING AREA -
CREATE ONE UNIFIED LOT WITh SIDEWALK
ACCESS TO ALL BUSINESSES. NET GAIN OF
PARKING SPACES.
LAPORTE
MOUNTAIN
OAK
COLLEGE
MASON
WALNUT
LINDEN
JEFFERSON
MULBERRy
MAGNOLIA
OLIVE
LAUREL
MyRTLE
REMINGTON
CoLLeGe aVe
LaureL sT
ALLEy ENTRy TREATMENT (BOTh
ENDS) WITh OVERhEAD LIGhTING
GATEWAy - LIGhTING TO BE MIN 1’
hEIGhT FOR TRUCK CLEARANCE
TWO WAy ShARED ALLEy WITh
CONCRETE PAVER TREATMENT
FOR LONG TERM DURABILITy.
PEDESTRIAN SAFE zONE ALONG
EDGE.
BIO-SWALES & RAIN GARDENS FOR STORM
WATER TREATMENT ALONG ALLEy EDGE
POTENTIAL SOLAR PANEL
ShELTER - OVER PATIO POWER
TO POWER ALLEy & PATIO
LIGhTING
POTENTIAL PLAzA
AREA
POTENTIAL
ShARED
PATIO
POTENTIAL COOPERATIVE PARKING AREA - CREATE
ONE UNIFIED LOT WITh SIDEWALK ACCESS TO ALL
BUSINESSES. NET GAIN OF PARKING SPACES.
ONE
WAy
TWO
WAy
CENTRALIzED TRASh POINT - RECyCLABLE
COMPACTOR AND DUMPSTERS. BUSINESSES
PROVIDED WhEELED TRASh CONTAINER
POTENTIAL COOPERATIVE PARKING AREA - CREATE ONE UNIFIED
LOT WITh SIDEWALK ACCESS TO ALL BUSINESSES. NET GAIN
OF 7 PARKING SPACES.
CENTRALIzED TRASh POINT - RECyCLABLE
COMPACTOR AND DUMPSTERS.
BUSINESSES PROVIDED WhEELED TRASh
CONTAINER
POTENTIAL ShARED
PLAzA
TWO
WAy
POTENTIAL SOLAR PANEL
ShELTER - OVER PATIO POWER
TO POWER ALLEy & PATIO
LIGhTING
POTENTIAL BIO-SWALES & RAIN
GARDENS FOR STORM WATER
TREATMENT ALONG ALLEy EDGE
mYrTLe sT
LAPORTE
MOUNTAIN
OAK
COLLEGE
MASON
WALNUT
LINDEN
JEFFERSON
MULBERRy
CSU DISTRICT LIGhTING STANDARD
STORMWATER BIO-SWALE
COLLECTS RUN-OFF FROM
PARKING
WIDE CORRIDOR ALLOWS
FLEXIBILITy IN EDGE
TREATMENT
SOLAR PANEL ShADE STRUCTURE
PROVIDES ENERGy FOR ALLEy
LIGhTING
SCULPTURAL VINE TRELLIS AS
FACADE TREATMENT
OPPORTUNITy FOR SMALL
LAWN AREAS
EXISTING RESIDENTIAL
GARAGES
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e A s t M y r t l e s t . t H r o u G H e A s t l A u r e l
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 77 of 125
VIEW DIRECTION
ALLEy ENTRy
TREATMENT WITh
OVERhEAD LIGhTING
GATEWAy - LIGhTING TO
BE MIN 1’ hEIGhT FOR
TRUCK CLEARANCE
BIO-SWALES & RAIN GARDENS FOR STORM
WATER TREATMENT ALONG ALLEy EDGE
POTENTIAL COOPERATIVE PARKING
AREA - CREATE ONE UNIFIED LOT
WITh SIDEWALK ACCESS TO ALL
BUSINESSES. NET GAIN OF 1
PARKING SPACES.
ONE
WAy
CENTRALIzED TRASh POINT -
RECyCLABLE COMPACTOR AND
DUMPSTERS.
TWO
WAy
POTENTIAL SOLAR PANEL
ShELTER -TO POWER ALLEy &
PATIO LIGhTING IN GRASSED
CENTRAL PLAzA SPACE
i n s e t - C e n t r A l A r e A w i t H P o t e n t i A l
i n F i l l D e V e l o P M e n t
POTENTIAL COOPERATIVE
PARKING AREA - CREATE ONE
UNIFIED LOT WITh SIDEWALK
ACCESS TO ALL BUSINESSES.
NET GAIN OF 1 PARKING
SPACES.
FORMALIzE
PARKING
AREA
POTENTIAL ADJACENT ShARED
CONTEMPLATIVE GARDEN
FORMALIzE
PARKING AREA WITh
SIDEWALKS
POTENTIAL ShARED
PATIOS AREA ADJACENT
TO ALLEy
POTENTIAL ShARED
PATIO AREA
TWO WAy ShARED ALLEy WITh
CONCRETE PAVER TREATMENT
FOR LONG TERM DURABILITy.
POTENTIAL INFILL DEVELOPMENT
POTENTIAL INFILL
DEVELOPMENT
POTENTIAL INFILL
DEVELOPMENT
CoLLeGe aVe
mason sT
LaureL sT
mYrTLe sT
ONE
WAy
CSU DISTRICT LIGhTING
STANDARD
SOLAR PANEL ShADE STRUCTURE PROVIDES
ENERGy FOR ALLEy LIGhTING
RE-ORGANIzED PARKING W/NET GAIN OF SPACES
ShARED COURTyARD/PLAzA
OPPORTUNITIES FOR SCULPTURAL
SITE FEATURES - REFLECT
INDEPENDENT SPIRIT FOUND IN
ALLEy
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9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 79 of 125
mason sT
CoLLeGe sT
W oak sT
W oLIVe sT
ALLEy TREATMENT EXTEND TO
MASON ST SIDEWALK
PEDESTRIAN CONNECTION TO
MASON STREET WITh RAIN
GARDENS, FLOWERING POTS,
AND ORNAMENTAL TREES
POTENTIAL DINING PATIO WITh
FEATURE ShADE STRUCTURE,
PLANTED GARDEN WITh FENCE
SEPARATOR
ALLEy TREATMENT TO EXTEND
INTO OAK ST SIDEWALK
POTENTIAL ONE WAy ALLEy WITh
DESIGNATED SAFE PEDESTRIAN
zONE ON EDGE.
POTENTIAL
REDEVELOPMENT
POTENTIAL REDEVELOPMENT
POTENTIAL ShARED COMPACTOR
POTENTIAL CENTRAL TRASh
SERVICES
POTENTIAL BIO-SWALE ALONG
ALLEy EDGE
ONE
WAy
LAPORTE
MOUNTAIN
OAK
COLLEGE
MASON
WALNUT
LINDEN
JEFFERSON
MULBERRy
MAGNOLIA
OLIVE
LAUREL
MyRTLE
REMINGTON
CSU
k e y P l A n
VIEW DIRECTION
0 10 0 0’
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OPPORTUNITIES FOR PRIVATE
COURTyARDS
TENSILE ShADE STRUCTURES
CONSISTENT DOWNTOWN
LIGhT STANDARDS
PEDESTRIAN zONE
SEPARATION
POTENTIAL INFILL
STORMWATER
BIO-SWALE
ORGANIzED PARKING EDGE
TRASh COMPACTOR /RECyCLING/
DUMPSTER ENCLOSURE
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ONE
WAy
POTENTIAL
PARKING
STRUCTURE
WITh RETAIL ON
BOTTOM EDGE,
RESIDENTIAL OR
OFFICES TOP
FLOORS
POTENTIAL INFILL
DEVELOPMENT
POTENTIAL INFILL
DEVELOPMENT
PEDESTRIAN ONLy zONE WITh
CENTRAL PLAzA AREA
• SCULPTURAL ShADE
STRUCTURES
• ShARED PATIOS SEATING
• PUBLIC ART DISPLAy
• RAIN GARDENS
• LARGE FLOWERING POTS
• POTENTIAL OFF ALLEy ACCESS
TO BUSINESSES
• WIND TURBINE SCULPTURE TO
POWER LIGhTING
• AREA FOR FESTIVALS,
MARKETS, STALLS
POTENTIAL RAIN GARDENS ALONG
ALLEy AND BUILDING EDGE FOR
STORM WATER COLLECTION
CANOPy ENTRANCES
POTENTIAL PATIO SPACE FOR
BUSINESSES
CENTRAL TRASh SERVICES
- RECyCLABLE COMPACTOR
- DUMPSTER
SMALL PARKING AREA FOR
BUSINESSES
CENTRAL TRASh SERVICES
• RECyCLABLE COMPACTOR
• DUMPSTER
mason sT
mounTaIn aVe
oak sT
LAPORTE
MOUNTAIN
OAK
COLLEGE
MASON
WALNUT
LINDEN
JEFFERSON
MULBERRy
MAGNOLIA
OLIVE
LAUREL
MyRTLE
REMINGTON
CSU
OPPORTUNITy FOR TENSILE ShADE STRUCTURES
FESTIVALS/MARKETS
POTENTIAL MIXED-USE PLAy SCULPTURE
INFILL
POTENTIAL PARKING
STRUCTURE
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F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
7
w e s t o A k t H r o u G H w e s t M o u n t A i n A V e
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ART WALK W/STORy-
TELLING PLAy
SCUPLTURES
PARKING STRUCTURE W/
GROUND FLOOR RETAIL
ShARED PLAzA POTENTIAL MIXED-USE INFILL
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w e s t M o u n t A i n A V e t H r o u G H l A P o r t e A V e
POTENTIAL PATIO WITh ALLEy ACCESS
POTENTIAL REDEVELOPMENT WITh
PATIOS ON MASON ST AND INTO
ALLEy
RAIN GARDENS ALONG EDGE OF
PARKING DECK
CONTINUE TENNEy COURT CONCRETE
PAVEMENT TREATMENT ALONG ALLEy
CENTRAL TRASh FACILITy WITh RECyCLABLE
COMPACTOR
POTENTIAL INFILL
POTENTIAL INFILL DEVELOPMENT
WITh ACCESS FROM ALLEy PATIOS
POTENTIAL PATIO SPACE
FOR OPERA GALLERIA
TENANTS & CUSTOMERS
POTENTIAL DINING PATIO AT CORNER OF
ALLEy ENTRANCE
POTENTIAL AREA FOR MARKET OR VENDORS DURING
FESTIVALS OR OThER EVENTS
CENTRAL TRASh FACILITy WITh RECyCLABLE
COMPACTOR
ONE
WAy
mason sT
mounTaIn aVe
LaporTe aVe
EXISTING PARKING GARAGE
LAPORTE
MOUNTAIN
OAK
COLLEGE
MASON
WALNUT
LINDEN
JEFFERSON
MULBERRy
MAGNOLIA
OLIVE
LAUREL
MyRTLE
REMINGTON
CSU
k e y P l A n 0 10 0 0’
114 east oak st, fort collins, colorado 80524
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PEDESTRIAN ONLy ALLEy
WITh OVERhEAD LIGhTING
AND FLOWERING POTS
POTENTIAL FORMALIzE
PARKING AREA AND
ENhANCE ACCESS
POTENTIAL BIO-SWALES
POTENTIAL BACK
PATIO AND ENTRy
ENhANCEMENTS TO
BUSINESSES
POTENTIAL LARGER DINING
PATIO WITh FORMAL ENTRy &
ACCESS
POTENTIAL FORMALIzED
PARKING WITh RAIN
GARDENS ADJACENT &
SIDEWALK
CENTRALIzED
TRASh FACILITy
CENTRALIzED
TRASh FACILITy
POTENTIAL CO-OPERATIVE PARKING AREA
WITh IMPROVED ACCESS TO ADJACENT
BUSINESSES VIA SIDEWALKS. PARKING
AREA TO hAVE BIO-SWALES TO CAPTURE
STORM WATER RUN-OFF. NET PARKING GAIN
0 SPACES
BIOSWALE
BIOSWALE
POTENTIAL
PATIO
ShARED ONE WAy ALLEy WITh SAFE
PEDESTRIAN zONE ALONG ONE
EDGE.
COLORED CONCRETE PAVERS FOR
LONG TERM DURABILITy
PEDESTRIAN ONLy ALLEy
WITh OVERhEAD LIGhTING
AND FLOWERING POTS
POTENTIAL PATIOS BEhIND
EXISTING BUSINESSES
ONE
WAy
POTENTIAL INFILL DEVELOPMENT
WITh PARKING BENEATh
o P t i o n 2 - P o t e n t i A l o n A l l e y i n F i l l D e V e l o P M e n t
o P t i o n 3 - C o - o P P A r k i n G w i t H e x i s t i n G o n
A l l e y s t r u C t u r e r e t A i n e D
EXISTING ON
ALLEy STRUCTURE
LInDen sT
pIne sT
JeFFerson sT
0 10 0 0’
LAPORTE
MOUNTAIN
OAK
COLLEGE
MASON
POTENTIAL RESIDENTIAL INFILL
PEDESTRIAN zONE
ART IN PUBLIC PLACES PAVERS
TELL hISTORy OF ALLEy
STRING
LIGhTING
VINE TRELLIS AS
FACADE TREATMENT
ATTAChED MURALS AS FACADE
TREATMENT
EXISTING PAINTED
TRANSFORMER
CABINET
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1
P i n e s t t H r o u G H l i n D e n s t
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 87 of 125
ONE
WAy
PEDESTRIAN ONLy ALLEy
WITh OVERhEAD LIGhTING
AND FLOWERING POTS
POTENTIAL FORMALIzE
PARKING AREA
POTENTIAL FORMALIzED
PARKING & ADJACENT
ENhANCEMENTS
CENTRALIzED
TRASh FACILITy
POTENTIAL
PATIO
ShARED ONE WAy ALLEy WITh SAFE
PEDESTRIAN zONE ALONG ONE EDGE.
COLORED CONCRETE PAVERS FOR
LONG TERM DURABILITy
POTENTIAL
PATIOS
FUTURE REDEVELOPMENT
POTENTIAL CENTRAL PLAzA SPACE
WITh LARGE ShARED PATIO AREA, RAIN
GARDENS AND SCULPTURAL WIND
TURBINE TO PROVIDE LOCAL POWER
POTENTIAL ON ALLEy
ADAPTIVE REUSE WITh
PATIO
ALLEy ENTRANCE WITh
OVERhEAD LIGhTING AND
FLOWERING POTS
LInDen sT
ChesTnuT sT
WaLnuT sT
JeFFerson sT
VIEW
DIRECTION
LAPORTE
MOUNTAIN
OAK
COLLEGE
MASON
WALNUT
LINDEN
JEFFERSON
MULBERRy
MAGNOLIA
OLIVE
LAUREL
MyRTLE
REMINGTON
CSU
k e y P l A n
0 10 0 0’
114 east oak st, fort collins, colorado 80524
p: 970.484.8855 www.russellmillsstudios.com
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F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
DIRECTIONAL/WAyFINDING SIGNAGE
TyPICAL AT ALLEy ENTRIES
ART IN PUBLIC PLACES PAVERS
TELL hISTORy OF ALLEy
STRING
LIGhTING
STORMWATER BIO-SWALE
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F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
l i n D e n s t t H r o u G H C H e s t n u t s t
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 89 of 125
NEW FACADE LIGhTING
NEW FABRIC AWNINGS
APPROPRIATE TO SCALE
AND DETAILING OF EXISTING
DOORS AND WINDOWS
NEW ALLEy SIGNAGE
NEW RETRACTABLE FABRIC
AWNINGS AT ENhANCED
ENTRIES
ENhANCE ALLEy
ENTRANCES WITh NEW
DOORS AND WINDOWS
FLOWER POTS TO ENLIVEN
ALLEy
RETAIN hISTORIC CORNICE
AND WINDOW hOOD DETAILS
RETAIN hISTORIC BRICK
FACADES
RETAIN hISTORIC UPPER
LEVEL WINDOWS AND
DOORS
ENCOURAGE NEW RAILING
DESIGNS TO COMPLEMENT
hISTORIC DETAILING
ADD NEW WINDOWS
WhERE APPROPRIATE AND
COMPLEMENT hISTORIC
DETAILING
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A l l e y B u i l D i n G e n t r i e s
e x A M P l e 1 - H i s t o r i C B u i l D i n G
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 90 of 125
RETAIN hISTORIC CORNICE
AND WINDOW hEADER
DETAILS
NEW FACADE LIGhTING
ADD NEW WINDOWS WhERE
APPROPRIATE
ENhANCE ALLEy AMBIANCE
WITh LANDSCAPE
MATERIALS
NEW FACADE LIGhTING
NEW ALLEy SIGNAGE
NEW RETRACTABLE FABRIC
AWNINGS
NEW COURTyARD ENTRy
ELEMENT OR GATE
CREATE NEW REAR
COURTyARD OR FORECOURT
WITh DESIGN ELEMENTS
ThAT COMPLIMENT ThE
ORIGINAL
ENhANCE ALLEy
ENTRANCES WITh NEW OR
ENLARGED DOORS AND
WINDOWS
NEW FACADE LIGhTING
NEW MASONRy SCREEN
WALLS TO SCREEN UTILITy
BOXES (WhERE POSSIBLE)
RETAIN EXISTING hISTORIC
TRANSOM WINDOWS AND
GLAzING
CONTEMPORARy STEEL
CANOPy WITh SIGNAGE AS
APPROPRIATE TO FACADE
DESIGN
ADD NEW WINDOWS WhERE
APPROPRIATE
NEW MASONRy PLANTER TO
BALANCE UTILITy SCREEN
WALL
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e x A M P l e 2 - s i n G l e s t o r y B u i l D i n G w i t H C o u r t y A r D
A l l e y B u i l D i n G e n t r i e s
e x A M P l e 3 - o F F A l l e y e n t r A n C e - r e t A i l
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i n t e n t i o n A l l y B l A n k
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s e C t i o n 5
Cost Estimates
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C o s t e s t i M A t e s
The following pages provide order of magnitude cost estimates for the top ten proposed alley right-of-way. Many
of the design concepts previously shown demonstrate potential upgrades and improvements outside of the right-
of-way on private property. These costs are not included in the following estimates. Costs for improvements in
privately owned areas would need to be assessed on a case-by-case basis and in collaboration with interested
building owners. The cost estimates are from the conceptual plans and include twenty-five percent contingency,
and as each alley gets developed these costs will be refined as more detail emerges through the final
construction design and bidding process.
ALLEY R.O.W. TOTALS
SECTION A (Mountain Ave. through Oak St.) TOTAL
SECTION A (Oak Ave. through Olive St.) TOTAL
SECTION C (E. Myrtle St. through E. Laurel St.) TOTAL
SECTION C (Mulberry St. through Myrtle St.) TOTAL
SECTION D (W. Laurel St. through W. Myrtle St.) TOTAL
SECTION G (W. Olive St. through W. Oak St.) TOTAL
SECTION H (W. Oak St. through W. Mountain Ave.) TOTAL
SECTION I (W. Mountain Ave. through LaPorte St.) TOTAL
SECTION J (Pine St. through Linden St.) TOTAL
SECTION K (Linden St. through Chestnut St.) TOTAL
ALLEY R.O.W. GRAND TOTAL
SQUARE FOOT COSTS
ALLEY SECTION
SECTION A (Mountain Ave. through Oak St.) TOTAL
SECTION A (Oak Ave. through Olive St.) TOTAL
SECTION C (E. Myrtle St. through E. Laurel St.) TOTAL
SECTION C (Mulberry St. through Myrtle St.) TOTAL
SECTION D (W. Laurel St. through W. Myrtle St.) TOTAL
SECTION G (W. Olive St. through W. Oak St.) TOTAL
SECTION H (W. Oak St. through W. Mountain Ave.) TOTAL
SECTION I (W. Mountain Ave. through LaPorte St.) TOTAL
SECTION J (Pine St. through Linden St.) TOTAL
SECTION K (Linden St. through Chestnut St.) TOTAL
$888,898.90
$651,247.29
$709,537.50
$501,050.00
$1,269,991.85
$586,120.38
SECTION H (W. Oak St. through W. Mountain Ave.) TOTAL $840,379.53
SECTION I (W. Mountain Ave. through LaPorte St.) TOTAL $661,083.80
$725,009.48
$780,384.88
$7,613,703.59
TOTAL S.F. COST/S.F.
18,775 $47.34
13,930 $46.75
20,430 $34.73
13,130 $38.16
44,455 $28.57
11,110 $52.76
SECTION H (W. Oak St. through W. Mountain Ave.) TOTAL 25,195 $33.36
SECTION I (W. Mountain Ave. through LaPorte St.) TOTAL 17,985 $36.76
16,705 $43.40
20,450 $38.16
FORT COLLINS DOWNTOWN ALLEYS R.O.W.
MASTER PLAN ESTIMATE OF PROBABLE COSTS
Plan Date: September 3, 2008
Prepared by: Russell + Mills Studios
R.O.W. Only
ITEM UNIT UNIT
FORT COLLINS DOWNTOWN ALLEYS R.O.W.
MASTER PLAN ESTIMATE OF PROBABLE COSTS
Plan Date: September 3, 2008
Prepared by: Russell + Mills Studios
R.O.W. Only
ITEM UNIT UNIT
COST
QTY. EXTENDED
COST
NOTES
SECTION A (Oak Ave. through Olive St.)
CONSTRUCTION
Mobilization ALLOW $5,000.00 1 $5,000.00
Inlets, Catch Basins & Connecting to Storm ALLOW $20,000.00 1 $20,000.00
CATEGORY SUBTOTAL $25,000.00
DEMOLITION
Concrete and Asphalt S.F. $2.00 13,200 $26,400.00
CATEGORY SUBTOTAL $26,400.00
SITE WORK
Concrete Edge L.F. $10.00 70 $700.00 6” width against all existing building edges
Unit Pavers on Concrete Base S.F. $16.00 13,200 $211,200.00
CATEGORY SUBTOTAL $211,900.00
PLANTING
Soil Prep - Compost and fertilizer as required S.F. $0.05 $0.00
1.5” Ornamental Tree EA. $350.00 $0.00
Annual Plantings for Planter Pots - Large EA. $118.35 11 $1,301.85
Annual Plantings for Planter Pots - Small EA. $88.10 3 $264.30
Rain Gardens S.F. $7.40 730 $5,402.00 shrubs, perennials, mulch
CATEGORY SUBTOTAL $6,968.15
SITE LIGHTING AND ELECTRICAL
Undergrounding Electrical ALLOW $100,000.00 1 $100,000.00
Electrical Distribution ALLOW $5,000.00 1 $5,000.00
Transformer ALLOW $30,000.00 1 $30,000.00
Light Post EA. $6,000.00 11 $66,000.00
Overhead Strand Lighting L.F. $35.30 $0.00
CATEGORY SUBTOTAL $201,000.00
FURNISHINGS AND ARCHITECTURE
Wind Turbine Sculpture EA. $15,000.00 1 $15,000.00 Includes Installation
Planter Pots - Large EA. $1,554.20 11 $17,096.20
Planter Pots - Small EA. $1,201.20 3 $3,603.60
Trash Receptacle EA. $1,250.00 3 $3,750.00
6’ Bench EA. $1,500.00 5 $7,500.00 Surface mount
Trash and Recycling Compactor Enclosure EA. $15,000.00 $0.00
CATEGORY SUBTOTAL $46,949.80
IRRIGATION
Planter Pots EA. $91.67 14 $1,283.38
Netafim Dripline S.F. $2.05 730 $1,496.50
CATEGORY SUBTOTAL $2,779.88
SECTION A (Oak Ave. through Olive St.) SUBTOTAL $520,997.83
25% Master Plan Contingency $130,249.46
SECTION A (Oak Ave. through Olive St.) TOTAL $651,247.29
FORT COLLINS DOWNTOWN ALLEYS R.O.W.
MASTER PLAN ESTIMATE OF PROBABLE COSTS
Plan Date: September 3, 2008
Prepared by: Russell + Mills Studios
R.O.W. Only
ITEM UNIT UNIT
COST
QTY. EXTENDED
COST
FORT COLLINS DOWNTOWN ALLEYS R.O.W.
MASTER PLAN ESTIMATE OF PROBABLE COSTS
Plan Date: September 3, 2008
Prepared by: Russell + Mills Studios
R.O.W. Only
ITEM UNIT UNIT
COST
QTY. EXTENDED
COST
NOTES
SECTION C (Mulberry St. through Myrtle St.)
CONSTRUCTION
Mobilization ALLOW $5,000.00 1 $5,000.00
Inlets, Catch Basins & Connecting to Storm ALLOW $20,000.00 1 $20,000.00
CATEGORY SUBTOTAL $5,000.00
DEMOLITION
Concrete and Asphalt S.F. $2.00 13,130 $26,260.00
CATEGORY SUBTOTAL $26,260.00
SITE WORK
Concrete Edge L.F. $10.00 100 $1,000.00 6” width against all existing building edges
Unit Pavers on Concrete Base S.F. $16.00 13,130 $210,080.00
CATEGORY SUBTOTAL $211,080.00
PLANTING
Soil Prep - Compost and fertilizer as required S.F. $0.05 $0.00
1.5” Ornamental Tree EA. $350.00 $0.00
Shrub/Perennial Beds S.F. $7.00 $0.00 shrubs, perennials, mulch
Annual Plantings for Planter Pots - Large EA. $118.35 $0.00
Annual Plantings for Planter Pots - Small EA. $88.10 $0.00
Rain Gardens S.F. $7.40 $0.00
CATEGORY SUBTOTAL $0.00
SITE LIGHTING AND ELECTRICAL
Undergrounding Electrical ALLOW $100,000.00 1 $100,000.00
Electrical Distribution ALLOW $5,000.00 1 $5,000.00
Transformer ALLOW $30,000.00 1 $30,000.00
Light Post EA. $6,000.00 $0.00
Overhead Strand Lighting L.F. $35.30 $0.00
CATEGORY SUBTOTAL $135,000.00
FURNISHINGS AND ARCHITECTURE
Wind Turbine Sculpture EA. $15,000.00 $0.00 Includes Installation
Planter Pots - Large EA. $1,554.20 $0.00
Planter Pots - Small EA. $1,201.20 $0.00
Trash Receptacle EA. $1,250.00 6 $7,500.00
6’ Bench EA. $1,500.00 4 $6,000.00 Surface mount
Trash and Recycling Compactor Enclosure EA. $15,000.00 $0.00
CATEGORY SUBTOTAL $13,500.00
IRRIGATION
Planter Pots EA. $91.67 $0.00 See architectural estimate for details
Netafim Dripline S.F. $2.05 $0.00
CATEGORY SUBTOTAL $0.00
SECTION C (Mulberry St. through Myrtle St.) SUBTOTAL $400,840.00
25% Master Plan Contingency $100,210.00
SECTION C (Mulberry St. through Myrtle St.) TOTAL $501,050.00
FORT COLLINS DOWNTOWN ALLEYS R.O.W.
MASTER PLAN ESTIMATE OF PROBABLE COSTS
Plan Date: September 3, 2008
Prepared by: Russell + Mills Studios
R.O.W. Only
ITEM UNIT UNIT
COST
QTY. EXTENDED
FORT COLLINS DOWNTOWN ALLEYS R.O.W.
MASTER PLAN ESTIMATE OF PROBABLE COSTS
Plan Date: September 3, 2008
Prepared by: Russell + Mills Studios
R.O.W. Only
ITEM UNIT UNIT
COST
QTY. EXTENDED
COST
NOTES
SECTION G (W. Olive St. through W. Oak St.)
CONSTRUCTION
Mobilization ALLOW $5,000.00 1 $5,000.00
Inlets, Catch Basins & Connecting to Storm ALLOW $20,000.00 1 $20,000.00
CATEGORY SUBTOTAL $25,000.00
DEMOLITION
Concrete and Asphalt S.F. $2.00 10,545 $21,090.00
CATEGORY SUBTOTAL $21,090.00
SITE WORK
Concrete Edge L.F. $10.00 240 $2,400.00 6” width against all existing building edges
Unit Pavers on Concrete Base S.F. $16.00 10,545 $168,720.00
CATEGORY SUBTOTAL $171,120.00
PLANTING
Soil Prep - Compost and fertilizer as required S.F. $0.05 565 $28.25
1.5” Ornamental Tree EA. $350.00 $0.00
Annual Plantings for Planter Pots - Large EA. $118.35 40 $4,734.00
Annual Plantings for Planter Pots - Small EA. $88.10 $0.00
Rain Gardens S.F. $7.40 565 $4,181.00 shrubs, perennials, mulch
CATEGORY SUBTOTAL $8,943.25
SITE LIGHTING AND ELECTRICAL
Undergrounding Electrical ALLOW $100,000.00 1 $100,000.00
Electrical Distribution ALLOW $5,000.00 1 $5,000.00
Transformer ALLOW $30,000.00 1 $30,000.00
Light Post EA. $6,000.00 5 $30,000.00
Overhead Strand Lighting L.F. $35.30 $0.00
CATEGORY SUBTOTAL $165,000.00
FURNISHINGS AND ARCHITECTURE
Wind Turbine Sculpture EA. $15,000.00 $0.00 Includes Installation
Planter Pots - Large EA. $1,554.20 40 $62,168.00
Planter Pots - Small EA. $1,201.20 $0.00
Trash Receptacle EA. $1,250.00 5 $6,250.00
6’ Bench EA. $1,500.00 3 $4,500.00 Surface mount
Trash and Recycling Compactor Enclosure EA. $15,000.00 $0.00
CATEGORY SUBTOTAL $72,918.00
IRRIGATION
Planter Pots EA. $91.67 40 $3,666.80
Netafim Dripline S.F. $2.05 565 $1,158.25
CATEGORY SUBTOTAL $4,825.05
SECTION G (W. Olive St. through W. Oak St.) SUBTOTAL $468,896.30
25% Master Plan Contingency $117,224.08
SECTION G (W. Olive St. through W. Oak St.) TOTAL $586,120.38
FORT COLLINS DOWNTOWN ALLEYS R.O.W.
MASTER PLAN ESTIMATE OF PROBABLE COSTS
Plan Date: September 3, 2008
Prepared by: Russell + Mills Studios
R.O.W. Only
ITEM UNIT UNIT
COST
QTY. EXTENDED
COST
FORT COLLINS DOWNTOWN ALLEYS R.O.W.
MASTER PLAN ESTIMATE OF PROBABLE COSTS
Plan Date: September 3, 2008
Prepared by: Russell + Mills Studios
R.O.W. Only
ITEM UNIT UNIT
COST
QTY. EXTENDED
COST
NOTES
SECTION I (W. Mountain Ave. through Laporte Ave.)
CONSTRUCTION
Mobilization ALLOW $5,000.00 1 $5,000.00
Inlets, Catch Basins & Connecting to Storm ALLOW $20,000.00 1 $20,000.00
CATEGORY SUBTOTAL $25,000.00
DEMOLITION
Concrete and Asphalt S.F. $2.00 16,960 $33,920.00
CATEGORY SUBTOTAL $33,920.00
SITE WORK
Concrete Edge L.F. $10.00 700 $7,000.00 6” width against all existing building edges
Unit Pavers on Concrete Base S.F. $16.00 16,960 $271,360.00
CATEGORY SUBTOTAL $278,360.00
PLANTING
Soil Prep - Compost and fertilizer as required S.F. $0.05 1,025 $51.25
1.5” Ornamental Tree EA. $350.00 $0.00
Annual Plantings for Planter Pots - Large EA. $118.35 7 $828.45
Annual Plantings for Planter Pots - Small EA. $88.10 $0.00
Rain Gardens S.F. $7.40 1,025 $7,585.00 shrubs, perennials, mulch
CATEGORY SUBTOTAL $8,464.70
SITE LIGHTING AND ELECTRICAL
Undergrounding Electrical ALLOW $100,000.00 1 $100,000.00
Electrical Distribution ALLOW $5,000.00 1 $5,000.00
Transformer ALLOW $30,000.00 1 $30,000.00
Light Post EA. $6,000.00 $0.00
Overhead Strand Lighting L.F. $35.30 $0.00
CATEGORY SUBTOTAL $135,000.00
FURNISHINGS AND ARCHITECTURE
Wind Turbine Sculpture EA. $15,000.00 $0.00 Includes Installation
Planter Pots - Large EA. $1,554.20 7 $10,879.40
Planter Pots - Small EA. $1,201.20 $0.00
Trash Receptacle EA. $1,250.00 6 $7,500.00
6’ Bench EA. $1,500.00 8 $12,000.00 Surface mount
Removable Bollard EA. $1,500.00 $0.00
Trash and Recycling Compactor Enclosure EA. $15,000.00 1 $15,000.00
CATEGORY SUBTOTAL $45,379.40
IRRIGATION
Planter Pots EA. $91.67 7 $641.69
Netafim Dripline S.F. $2.05 1,025 $2,101.25
CATEGORY SUBTOTAL $2,742.94
SECTION I (W. Moutain Ave. through LaPorte St.) SUBTOTAL $528,867.04
25% Master Plan Contingency $132,216.76
SECTION I (W. Mountain Ave. through LaPorte St.) TOTAL $661,083.80
FORT COLLINS DOWNTOWN ALLEYS R.O.W.
MASTER PLAN ESTIMATE OF PROBABLE COSTS
Plan Date: September 3, 2008
Prepared by: Russell + Mills Studios
R.O.W. Only
ITEM UNIT UNIT
COST
QTY. EXTENDED
FORT COLLINS DOWNTOWN ALLEYS R.O.W.
MASTER PLAN ESTIMATE OF PROBABLE COSTS
Plan Date: September 3, 2008
Prepared by: Russell + Mills Studios
R.O.W. Only
ITEM UNIT UNIT
COST
QTY. EXTENDED
COST
NOTES
SECTION K (Linden St. through Chestnut St.)
CONSTRUCTION
Mobilization ALLOW $5,000.00 1 $5,000.00
Inlets, Catch Basins & Connecting to Storm ALLOW $20,000.00 1 $20,000.00
CATEGORY SUBTOTAL $25,000.00
DEMOLITION
Concrete and Asphalt S.F. $2.00 20,010 $40,020.00
CATEGORY SUBTOTAL $40,020.00
SITE WORK
Concrete Edge L.F. $10.00 250 $2,500.00 6” width against all existing building edges
Unit Pavers on Concrete Base S.F. $16.00 20,010 $320,160.00
CATEGORY SUBTOTAL $322,660.00
PLANTING
Soil Prep - Compost and fertilizer as required S.F. $0.05 440 $22.00
1.5” Ornamental Tree EA. $350.00 $0.00
Annual Plantings for Planter Pots - Large EA. $118.35 $0.00
Annual Plantings for Planter Pots - Small EA. $88.10 20 $1,762.00
Rain Gardens S.F. $7.40 440 $3,256.00 shrubs, perennials, mulch
CATEGORY SUBTOTAL $5,040.00
SITE LIGHTING AND ELECTRICAL
Undergrounding Electrical ALLOW $100,000.00 1 $100,000.00
Electrical Distribution ALLOW $5,000.00 1 $5,000.00
Transformer ALLOW $30,000.00 1 $30,000.00
Light Post EA. $6,000.00 $0.00
Overhead Strand Lighting L.F. $35.30 845 $29,828.50
CATEGORY SUBTOTAL $164,828.50
FURNISHINGS AND ARCHITECTURE
Wind Turbine Sculpture EA. $15,000.00 $0.00 Includes Installation
Planter Pots - Large EA. $1,554.20 $0.00
Planter Pots - Small EA. $1,201.20 20 $24,024.00
Trash Receptacle EA. $1,250.00 8 $10,000.00
6’ Bench EA. $1,500.00 10 $15,000.00 Surface mount
Removable Bollard EA. $1,500.00 $0.00
Trash and Recycling Compactor Enclosure EA. $15,000.00 1 $15,000.00
CATEGORY SUBTOTAL $64,024.00
IRRIGATION
Planter Pots EA. $91.67 20 $1,833.40
Netafim Dripline S.F. $2.05 440 $902.00
CATEGORY SUBTOTAL $2,735.40
SECTION K (Linden St. through Chestnut St.) SUBTOTAL $624,307.90
25% Master Plan Contingency $156,076.98
SECTION K (Linden St. through Chestnut St.) TOTAL $780,384.88
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C o s t e s t i M A t e s
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k e y i M P l e M e n t A t i o n s t e P s
Key Implementation Steps DDA DDA Partners (City) Building/Business Owners
Pursue coordinated development of alley construction drawings. •
Analyze proposed one-way alley conversions for regulatory compliance and functionality. • •
Explore revision to City signage code to address future needs for alley store front signage. • •
Develop framework for joint solicitation of trash/recycling services in individual alleys. • • •
Develop framework for cooperative parking areas as identified. • • •
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s e C t i o n 7
Acknowledgments
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i n t e n t i o n A l l y B l A n k
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A C k n o w l e D G e M e n t s
Fort Collins Downtown Development Association Board
Fort Collins Downtown Development Association Staff
City of Fort Collins
UniverCity Connections
Workshop Attendees and participants as listed below
w o r k s H o P 1 A t t e n D e e s
( F r o M s i G n - i n s H e e t )
name affiliation
Mike Poudre Valley Appliance
John Arnolfo Silver Grill
Anne Aspen City of FC
Jim Ballinger
Vici Ballinger
Michael Bello Urban Development Partners
Jim Benest The Collective Gallery
Robert Bisetti Bisetti’s
Kevin Buecher Old Town Art Wall
Christine Dianni CSU Landscape Architecture
Al Dunton Centennial Galleries
Lynn Dunton Centennial Galleries
Carolyn Early Bean Cycle
Dave Edwards Resident
Paula Edwards Resident
Matt Evans Fort Collins Real Estate
Mike Freeman City of FC
Bud Frick W.J. Frick DG, PC
Carl Glaser Advocate Const.
Jill Glaser Remax Realtors
Tom hacker NCBR
Maggie hallidy R & M Studios
David hejde Astride A Starship
Ted hill Al’s Newsstand
Blue hovatter Resident
Doug Johnson UniverCity Connections
Kevin Jones Locators Architectural Salvage
Ryan Keiffer A Train Marketing
Julie Keith Artist/Resident
Charles Klamm Algiers
Steve Levenger The Armstrong hotel
Dave Lingle Aller Lingle Archictects
Marianne Lorenz FC MOCA
Clark Mapes City of FC
Alyson McGee City of FC
Karen McWilliams City of FC
Paul Mills Russell+Mills Studios
Pam Orzell Al’s Newsstand
Kelly Peters City of FC
Jim Power Iasis Christ Fellowship
Chris Ray Block One
Rick Reider hBC Inc.
Marilyn Roberts Resident
Garth Rogers Resident
Earen Russell EDAW/LPC
Craig Russell Russell+Mills Studios
Kim Sewald Wear It Again Sam
Rick Shannon Pinnacle
Sam Sheldon Poudre Valley Appliance
Don Skaggs
Wally Walberg Resident
i n t e n t i o n A l l y B l A n k
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A P P e n D i x
Visual Preferencing Exercise Results
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i n t e n t i o n A l l y B l A n k
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e x A M P l e i M A G e s - s H A r e D s t r e e t s
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NOTE:
Example images are meant to speak to the character and experience of the
various elements that make liveable, walkable, vibrant spaces. They are not
meant to be considered as exact replications of design directions.
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e x A M P l e i M A G e s - s H A r e D s t r e e t s
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june 2004 16
Pavement
Unit pavers promote a comfortable and vibrant pedestrian environment and allow for a variety of patterns and forms.
They can withstand heavy loads from service vehicles due to their density and they make a great material for shared
pedestrian-vehicular environments. Pavers used should either be dark in color or sealed with ‘Addiment’ acrylic paver
seal or equal to prevent staining. The following examples show a variety of forms, color and patterns.
crushed limestone and granite together, duplicating the forces of nature and producing a naturally beautiful
Reconstructed Stone™ Paver.
High compressive strength and density give the product the durability and low water absorption comparable
to stone. Hanover® can provide complete flexibility for color selection. Custom color and aggregate blends
have become our trademark and offer the designer endless specification opportunities. A wide range of
standard sizes are available from a nominal 12” x 12” to a nominal 36” x 36”. A custom sizing service gives
even more flexibility to the designer, making the selection of the paving pattern almost limitless.
Right Photo:
R/D Facility, Building #6, Wilmington, MA
Architect, Landscape Architect and Engineer:
Symmes, Maini & McKee Associates, Inc., Cambridge, MA
Size & Color: 113
/4” x 11
3/4
” x 2”, 113
/4” x 11
3/4
” x 3”,
Charcoal, Glacier White, #M1025
Finish: Tudor®
prest® pavers for on-grade applications
Natural stone, particularly granite, has long been considered the first choice for buildings and walkways.
Hanover’s Architectural Concrete Paver line has the characteristics and the performance of natural stone,
but can offer the project an economical alternative. Using extreme hydraulic pressure, Hanover® bonds
crushed limestone and granite together, duplicating the forces of nature and producing a naturally beautiful
Reconstructed Stone™ Paver.
High compressive strength and density give the product the durability and low water absorption comparable
to stone. Hanover® can provide complete flexibility for color selection. Custom color and aggregate blends
have become our trademark and offer the designer endless specification opportunities. A wide range of
standard sizes are available from a nominal 12” x 12” to a nominal 36” x 36”. A custom sizing service gives
even more flexibility to the designer, making the selection of the paving pattern almost limitless.
Above and Below Left Photos: Hudson River Park, Manhattan, NY; Landscape Architects - Site Planners: Abel Bainnson Butz, LLP, New York, NY; Size & Color: 11 7/8” x 11
7/8” x 2”,
23 7/8” x 23
7/8” x 2”, 23 1
/2” x 35 5/8” x 2”, #M2055, #M2335, #M2310, #M2337; Finish: #12, Tudor
®
4
e x A M P l e i M A G e s - PAVinG
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june 2004 18
To bring vegetation into the alleys one of the easiest solutions would be a
combination of vines, hanging pots and window planter boxes that could hold a
variety of plants or cascading plants. The following images are examples of this
element.
e x A M P l e i M A G e s - P l A n t i n G
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e x A M P l e i M A G e s - P l A n t i n G
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june 2004 17
Clearance for emergency vehicles would take this space into account. For Trimble Court, this could take the form of the
Old Town Square suite of furniture to include smaller cafe style foldable tables and chairs. Furniture could part of art in
public places and become functioning art installation, some examples of sculptural outdoor furniture are below.
s e AtinG
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o n - A l l e y B u i l D i n G e n t r i e s
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PAtio s e AtinG
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june 2004 19
Awnings with varied designs and colors and signs have the ability to turn ordinary doorways and windows into colorful
gateways to adjacent uses, as well as adding excitement and visual interest along the alley as shown in the examples
below.
A w n i n G s
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fort collins downtown alleys concept design report
june 2004 21
Lighting
Lighting of any space plays a crucial role in how that space is used at night. Lighting is critical for pedestrian
environments to ensure the area feels safe at night and to transform spaces from daytime to night time use. The example
images below display how lighting creates safe pedestrian environments while also creating dynamic places.
Pedestrian Safety
Alleys are often perceived as unsafe environments and places where pedestrians should not venture, especially at
night. This is likely due to the fact that alleys are frequently poorly lit, and isolated environments. There are a number
of strategies that can be employed to counter this for the downtown alleys in Fort Collins. The first would be to provide
a well lit environment that provides clear views of the entire alley. This would include illuminating all recessed doorways
and other alcoves that could provide places to hide. On-alley building entrances and increasing the number of on-alley
residential units would also increase the perception of a safe environment while providing additional surveillance. A final
way to help in the reassurance of a pedestrian’s safety would be the introduction of safety surveillance cameras.
Vehicular traffic can make alleys feel unsafe as well. Service and personal vehicles should perceive the alleys as
pedestrian oriented spaces through design cues. The confines of the alleys inherently reduce possible dangerous speeds.
Through design, shared spaces will help create a safer environment.
fort collins downtown alleys concept design report
june 2004 20
Regional History
Ecclectic
Humorous
Murals
There are a number of blank facades in our downtown alleys that could be energized with murals. Examples of public
murals are shown below including Trompe l’oeil murals which use techniques of faux finishing to create illusions of depth
and extended space.
Trompe l’oeil
l i G H t i n G & M u r A l s
Lighting Strategies Murals
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Sculptural Wind Turbines Shade Structures
s H A D e s t r u C t u r e s & w i n D t u r B i n e s
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Rain Drums
A r t i s t i C e l e M e n t s
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A r t i n P u B l i C P l A C e s
APP Transformer Cabinet/Trash Can Murals APP Pedestrian Pavers
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C o n s u l t A n t t e A M
M A s t e r P l A n n e r
Russell + Mills Studios Inc
A r C H i t e C t
Aller-Lingle-Massey Architects
e n G i n e e r
TST Inc
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ATTACHMENT C
PROJECT SCHEDULE
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ATTACHMENT D
2020 ALLEY RENOVATION MAPS
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 122 of 125
Fort Collins Downtown Development Authority
2020 Alley Program – Phase 1
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ATTACHMENT E
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 124 of 125
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 125 of 125
Mark Williams Alley Cat
Lisa Wilson Novello Photography
Jack Wolfe DDA Board
Ellen zibell Perennial Gardner/Sense of
Place
Ted zibell Perennial Gardner/Sense of
Place
w o r k s H o P 2 A t t e n D e e s
( F r o M s i G n i n s H e e t )
name affiliation
John Arnolfo Silver Grill
Anne Aspen City of FC
Nick Aceto CSU -LA
Jay Burgess CSU -LA
Sondra Carson Landmark Preservation
James Shaffer Streetscapes
Dave Lingle Aller-Lingle Arch.
Charles Klamm Algiers
Mark Williams Alley Cat
Emmanuel Didier EDAW
Cherie Willey Cupboard
Cathy Farmer Cupboard
Garth Rogers Resident
Michael Bello Urban Development Partners
Jared Smith CSU -LA
Nora hill Kilwins
Rod Grabb Kilwins
Michael Stanley CSU -LA
Chris Olson CSU
Ben Manvel City Council
Christine Dianni CSU
Margie/Steve Brown
helen/Less Garrigues
Jennifer Tan CSU
Rick Reider property owner
Robin MacDonald City
Jack Wolfe DDA Board
Jason Rusek CSU
Anna Cawrsi CSU
Troy Outman CSU
Julie Keith Artist/Resident
Carl Glaser Building Owner
Nick haws Northern Engineering
Shannon Wilson Pendleton/DBA
zuzaba Trojadora CSU
Jill Glaser Building Owner
Joey Perez CSU
Ryan Sand CSU
Barb Wilkins City Drug
Sam Poudre Valley Appliance
Mike Jensen Fort Collins Real Estate
Denise Weston City - Transportation
Elizabeth Neal CSU/Bisetti’s
Cynthia Winch CSU
Eli Rufe CSU
James Long CSU_LA
Bill Whirty City of Fort Collins
Rene Liebow Resident
name affiliation name affiliation
C o n s u l t A n t t e A M
M A s t e r P l A n n e r
Russell + Mills Studios Inc
A r C H i t e C t
Aller-Lingle-Massey Architects
e n G i n e e r
TST Inc
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A C k n o w l e D e M e n t s
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COST
NOTES
SECTION J (Pine St. through Linden St.)
CONSTRUCTION
Mobilization ALLOW $5,000.00 1 $5,000.00
Inlets, Catch Basins & Connecting to Storm ALLOW $20,000.00 1 $20,000.00
CATEGORY SUBTOTAL $25,000.00
DEMOLITION
Concrete and Asphalt S.F. $2.00 16,585 $33,170.00
CATEGORY SUBTOTAL $33,170.00
SITE WORK
Concrete Edge L.F. $10.00 375 $3,750.00 6” width against all existing building edges
Unit Pavers on Concrete Base S.F. $16.00 16,585 $265,360.00
CATEGORY SUBTOTAL $269,110.00
PLANTING
Soil Prep - Compost and fertilizer as required S.F. $0.05 120 $6.00
1.5” Ornamental Tree EA. $350.00 $0.00
Annual Plantings for Planter Pots - Large EA. $118.35 14 $1,656.90
Annual Plantings for Planter Pots - Small EA. $88.10 $0.00
Rain Gardens S.F. $7.40 120 $888.00 shrubs, perennials, mulch
CATEGORY SUBTOTAL $2,550.90
SITE LIGHTING AND ELECTRICAL
Undergrounding Electrical ALLOW $100,000.00 1 $100,000.00
Electrical Distribution ALLOW $5,000.00 1 $5,000.00
Transformer ALLOW $30,000.00 1 $30,000.00
Light Post EA. $6,000.00 $0.00
Overhead Strand Lighting L.F. $35.30 1,045 $36,888.50
CATEGORY SUBTOTAL $171,888.50
FURNISHINGS AND ARCHITECTURE
Wind Turbine Sculpture EA. $15,000.00 $0.00 Includes Installation
Planter Pots - Large EA. $1,554.20 14 $21,758.80
Planter Pots - Small EA. $1,201.20 $0.00
Trash Receptacle EA. $1,250.00 8 $10,000.00
6’ Bench EA. $1,500.00 10 $15,000.00 Surface mount
Removable Bollard EA. $1,500.00 $0.00
Trash and Recycling Compactor Enclosure EA. $15,000.00 2 $30,000.00
CATEGORY SUBTOTAL $76,758.80
IRRIGATION
Planter Pots EA. $91.67 14 $1,283.38
Netafim Dripline S.F. $2.05 120 $246.00
CATEGORY SUBTOTAL $1,529.38
SECTION J (Pine St. through Linden St.) SUBTOTAL $580,007.58
25% Master Plan Contingency $145,001.90
SECTION J (Pine St. through Linden St.) TOTAL $725,009.48
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C o s t e s t i M A t e s
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NOTES
SECTION H (W. Oak St. through W. Mountain Ave.)
CONSTRUCTION
Mobilization ALLOW $5,000.00 1 $5,000.00
Inlets, Catch Basins & Connecting to Storm ALLOW $20,000.00 1 $20,000.00
CATEGORY SUBTOTAL $25,000.00
DEMOLITION
Concrete and Asphalt S.F. $2.00 23,465 $46,930.00
CATEGORY SUBTOTAL $46,930.00
SITE WORK
Concrete Edge L.F. $10.00 295 $2,950.00 6” width against all existing building edges
Unit Pavers on Concrete Base S.F. $16.00 23,465 $375,440.00
CATEGORY SUBTOTAL $378,390.00
PLANTING
Soil Prep - Compost and fertilizer as required S.F. $0.05 1,730 $86.50
1.5” Ornamental Tree EA. $350.00 $0.00
Annual Plantings for Planter Pots - Large EA. $118.35 21 $2,485.35
Annual Plantings for Planter Pots - Small EA. $88.10 $0.00
Rain Gardens S.F. $7.40 1,730 $12,802.00 shrubs, perennials, mulch
CATEGORY SUBTOTAL $15,373.85
SITE LIGHTING AND ELECTRICAL
Undergrounding Electrical ALLOW $100,000.00 1 $100,000.00
Electrical Distribution ALLOW $5,000.00 1 $5,000.00
Transformer ALLOW $30,000.00 1 $30,000.00
Light Post EA. $6,000.00 $0.00
Overhead Strand Lighting L.F. $35.30 $0.00
CATEGORY SUBTOTAL $135,000.00
FURNISHINGS AND ARCHITECTURE
Wind Turbine Sculpture EA. $15,000.00 $0.00 Includes Installation
Planter Pots - Large EA. $1,554.20 21 $32,638.20
Planter Pots - Small EA. $1,201.20 $0.00
Trash Receptacle EA. $1,250.00 4 $5,000.00
6’ Bench EA. $1,500.00 6 $9,000.00 Surface mount
Removable Bollard EA. $1,500.00 3 $4,500.00
Trash and Recycling Compactor Enclosure EA. $15,000.00 1 $15,000.00
CATEGORY SUBTOTAL $66,138.20
IRRIGATION
Planter Pots EA. $91.67 21 $1,925.07
Netafim Dripline S.F. $2.05 1,730 $3,546.50
CATEGORY SUBTOTAL $5,471.57
SECTION H (W. Oak St. through W. Mountain Ave.) SUBTOTAL $672,303.62
25% Master Plan Contingency $168,075.91
SECTION H (W. Oak St. through W. Mountain Ave.) TOTAL $840,379.53
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COST
NOTES
SECTION D (W. Laurel St. through W. Myrtle St.)
CONSTRUCTION
Mobilization ALLOW $5,000.00 1 $5,000.00
Inlets, Catch Basins & Connecting to Storm ALLOW $20,000.00 1 $20,000.00
CATEGORY SUBTOTAL $25,000.00
DEMOLITION
Concrete and Asphalt S.F. $2.00 44,455 $88,910.00
CATEGORY SUBTOTAL $88,910.00
SITE WORK
Concrete Edge L.F. $10.00 325 $3,250.00 6” width against all existing building edges
Unit Pavers on Concrete Base S.F. $16.00 44,455 $711,280.00
CATEGORY SUBTOTAL $714,530.00
PLANTING
Soil Prep - Compost and fertilizer as required S.F. $0.05 $0.00
1.5” Ornamental Tree EA. $350.00 1 $350.00
Annual Plantings for Planter Pots - Large EA. $118.35 9 $1,065.15
Annual Plantings for Planter Pots - Small EA. $88.10 $0.00
Rain Gardens S.F. $7.40 $0.00
CATEGORY SUBTOTAL $1,415.15
SITE LIGHTING AND ELECTRICAL
Undergrounding Electrical ALLOW $100,000.00 1 $100,000.00
Electrical Distribution ALLOW $5,000.00 1 $5,000.00
Transformer ALLOW $30,000.00 1 $30,000.00
Light Post EA. $6,000.00 $0.00
Overhead Strand Lighting L.F. $35.30 335 $11,825.50
CATEGORY SUBTOTAL $146,825.50
FURNISHINGS AND ARCHITECTURE
Wind Turbine Sculpture EA. $15,000.00 $0.00 Includes Installation
Planter Pots - Large EA. $1,554.20 9 $13,987.80
Planter Pots - Small EA. $1,201.20 $0.00
Trash Receptacle EA. $1,250.00 10 $12,500.00
6’ Bench EA. $1,500.00 8 $12,000.00 Surface mount
Trash and Recycling Compactor Enclosure EA. $15,000.00 $0.00
CATEGORY SUBTOTAL $38,487.80
IRRIGATION
Planter Pots EA. $91.67 9 $825.03
Netafim Dripline S.F. $2.05 $0.00
CATEGORY SUBTOTAL $825.03
SECTION D (W. Laurel St. through W. Myrtle St.) SUBTOTAL $1,015,993.48
25% Master Plan Contingency $253,998.37
SECTION D (W. Laurel St. through W. Myrtle St.) TOTAL $1,269,991.85
114 east oak st, fort collins, colorado 80524
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NOTES
SECTION C (E. Myrtle St. through E. Laurel St.)
CONSTRUCTION
Mobilization ALLOW $5,000.00 1 $5,000.00
Inlets, Catch Basins & Connecting to Storm ALLOW $20,000.00 1 $20,000.00
CATEGORY SUBTOTAL $25,000.00
DEMOLITION
Concrete and Asphalt S.F. $2.00 19,830 $39,660.00
CATEGORY SUBTOTAL $39,660.00
SITE WORK
Concrete Edge L.F. $10.00 40 $400.00 6” width against all existing building edges
Unit Pavers on Concrete Base S.F. $16.00 19,830 $317,280.00
CATEGORY SUBTOTAL $317,680.00
PLANTING
Soil Prep - Compost and fertilizer as required S.F. $0.05 600 $30.00
1.5” Ornamental Tree EA. $350.00 $0.00
Annual Plantings for Planter Pots - Large EA. $118.35 $0.00
Annual Plantings for Planter Pots - Small EA. $88.10 $0.00
Rain Gardens S.F. $7.40 600 $4,440.00 shrubs, perennials, mulch
CATEGORY SUBTOTAL $4,470.00
SITE LIGHTING AND ELECTRICAL
Undergrounding Electrical ALLOW $100,000.00 1 $100,000.00
Electrical Distribution ALLOW $5,000.00 1 $5,000.00
Transformer ALLOW $30,000.00 1 $30,000.00
Light Post EA. $6,000.00 $0.00
Overhead Strand Lighting L.F. $35.30 300 $10,590.00
CATEGORY SUBTOTAL $145,590.00
FURNISHINGS AND ARCHITECTURE
Wind Turbine Sculpture EA. $15,000.00 $0.00 Includes Installation
Planter Pots - Large EA. $1,554.20 $0.00
Planter Pots - Small EA. $1,201.20 $0.00
Trash Receptacle EA. $1,250.00 8 $10,000.00
6’ Bench EA. $1,500.00 6 $9,000.00 Surface mount
Trash and Recycling Compactor Enclosure EA. $15,000.00 1 $15,000.00
CATEGORY SUBTOTAL $34,000.00
IRRIGATION
Planter Pots EA. $91.67 $0.00
Netafim Dripline S.F. $2.05 600 $1,230.00
CATEGORY SUBTOTAL $1,230.00
SECTION C (E. Myrtle St. through E. Laurel St.) SUBTOTAL $567,630.00
25% Master Plan Contingency $141,907.50
SECTION C (E. Myrtle St. through E. Laurel St.) TOTAL $709,537.50
114 east oak st, fort collins, colorado 80524
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COST
QTY. EXTENDED
COST
NOTES
SECTION A (Mountain Ave. through Oak St.)
CONSTRUCTION
Mobilization ALLOW $5,000.00 1 $5,000.00
Inlets, Catch Basins & Connecting to Storm ALLOW $20,000.00 1 $20,000.00
CATEGORY SUBTOTAL $25,000.00
DEMOLITION
Concrete and Asphalt S.F. $2.00 17,800 $35,600.00
CATEGORY SUBTOTAL $35,600.00
SITE WORK
Concrete Edge L.F. $10.00 160 $1,600.00 6” width against all existing building edges
Unit Pavers on Concrete Base S.F. $16.00 17,515 $280,240.00
CATEGORY SUBTOTAL $281,840.00
PLANTING
Soil Prep - Compost and fertilizer as required S.F. $0.05 1,260 $63.00
1.5” Ornamental Tree EA. $350.00 2 $700.00
Annual Plantings for Planter Pots - Large EA. $118.35 46 $5,444.10
Annual Plantings for Planter Pots - Small EA. $88.10 $0.00
Rain Gardens S.F. $7.40 1,260 $9,324.00 shrubs, perennials, mulch
CATEGORY SUBTOTAL $15,531.10
SITE LIGHTING AND ELECTRICAL
Undergrounding Electrical ALLOW $100,000.00 1 $100,000.00
Electrical Distribution ALLOW $5,000.00 1 $5,000.00
Transformer ALLOW $30,000.00 1 $30,000.00
Light Post EA. $6,000.00 13 $78,000.00
Overhead Strand Lighting L.F. $35.30 350 $12,355.00
CATEGORY SUBTOTAL $225,355.00
FURNISHINGS AND ARCHITECTURE
Wind Turbine Sculpture EA. $15,000.00 1 $15,000.00 Includes Installation
Planter Pots - Large EA. $1,554.20 46 $71,493.20
Planter Pots - Small EA. $1,201.20 $0.00
Trash Receptacle EA. $1,250.00 6 $7,500.00
6’ Bench EA. $1,500.00 8 $12,000.00 Surface mount
Trash and Recycling Compactor Enclosure EA. $15,000.00 2 $30,000.00
CATEGORY SUBTOTAL $105,993.20
IRRIGATION
Planter Pots EA. $91.67 46 $4,216.82
Netafim Dripline S.F. $2.05 1,260 $2,583.00
CATEGORY SUBTOTAL $6,799.82
SECTION A (Mountain Ave. through Oak St.) SUBTOTAL $711,119.12
25% Master Plan Contingency $177,779.78
SECTION A (Mountain Ave. through Oak St.) TOTAL $888,898.90
114 east oak st, fort collins, colorado 80524
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9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 94 of 125
l i n D e n s t t H r o u G H C H e s t n u t s t
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 88 of 125
WALNUT
LINDEN
JEFFERSON
MULBERRy
MAGNOLIA
OLIVE
LAUREL
MyRTLE
REMINGTON
CSU
k e y P l A n
VIEW
DIRECTION
114 east oak st, fort collins, colorado 80524
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P i n e s t t H r o u G H l i n D e n s t
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 86 of 125
k e y P l A n
0 10 0 0’
VIEW DIRECTION
VIEW DIRECTION
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POTENTIAL
NEW SIDEWALK
CONNECTION
TO COLLEGE
AVE
BIOSWALE
LAPORTE
MOUNTAIN
OAK
COLLEGE
MASON
WALNUT
LINDEN
JEFFERSON
MULBERRy
MAGNOLIA
OLIVE
LAUREL
MyRTLE
REMINGTON
CSU
k e y P l A n
0 10 0 0’
BIOSWALE
114 east oak st, fort collins, colorado 80524
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9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 78 of 125
MAGNOLIA
OLIVE
LAUREL
MyRTLE
CSU
k e y P l A n
0 10 0 0’
VIEW DIRECTION
REMINGTON
114 east oak st, fort collins, colorado 80524
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e A s t M y r t l e s t . t H r o u G H e A s t l A u r e l
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 76 of 125
CSU
k e y P l A n
0 10 0 0’
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ALLEy ENTRANCE TREATMENT
WITh OVERhEAD LIGhTING
ThAT MATChES TRIMBLE
COURT
POTENTIAL RAIN GARDENS
& BIO-SWALES FOR STORM
WATER ALONG ALLEy
CONCRETE PAVERS AS
LONG TERM DURABLE
SOLUTION
ONE
WAy
0 10 0 0’
VIEW DIRECTION
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e A s t o A k A V e . t H r o u G H e A s t o l i V e s t .
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 72 of 125
MULBERRy
MAGNOLIA
OLIVE
LAUREL
MyRTLE
REMINGTON
CSU
k e y P l A n
ONE
WAy
POTENTIAL
REDEVELOPMENT
VIEW
DIRECTION
0 10 0 0’
114 east oak st, fort collins, colorado 80524
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9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 66 of 125
ENTRy PLAzA
TRUCK DELIVERy
PARKING
Tr
NOTE: These diagrams are purely conceptual are not intended to provide specific planning guidance for adjacent areas to Fort Collins alleys.
oLIVe sT.
mason sT.
CoLLeGe aVe.
mounTaIn aVe.
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PARKING
Tr
NOTE: These diagrams are purely conceptual are not intended to provide specific planning guidance for adjacent areas to Fort Collins alleys.
LaureL
CoLLeGe aVe.
mYrTLe sT.
mason sT.
114 east oak st, fort collins, colorado 80524
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F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
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w e s t M y r t l e s t . t H r o u G H w e s t l A u r e l
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 63 of 125
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 62 of 125
Tr
CoLLeGe aVe.
oLIVe sT.
remInGTon sT.
mounTaIn aVe.
114 east oak st, fort collins, colorado 80524
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F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
e A s t M o u n t A i n A V e . t H r o u G H e A s t o l i V e s t .
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 61 of 125
entering a perforated pipe and conveyed into the underground storm water utility. Plantings in bio-swales
contribute to alley aesthetics and can be partially irrigated by storm runoff. Soil-moisture sensors should be
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• Need for extensive parking
E 2.3 • Prime location for future redevelopment
• Access to Mason Corridor and transit stop @Mulberry
• Potential for redevelopment to capitalize on location (Mulberry/Mason/College)
• Immediate streetscape enhancements along Mason to complement Mason Corridor 2.0 • Functions as obstacle to continuous alley network
to Downtown
F 3.3 • Prime location for future redevelopment
• Access to Mason Corridor and transit stop @Mulberry
• Potential for redevelopment to capitalize on location (Mulberry/Mason/College)
• Immediate streetscape enhancements along Mason to complement Mason Corridor 2.8 • Functions as obstacle to continuous alley network
to Downtown
• Lack of retail presence - primarily commercial
G 3.0 • Strong connection to Oak St.
• Wide corridor and extensive open areas creates flexibility
• Existing tree groves provide shade and create park-like setting
• Strong connections w/Mason Corridor
• Potential for redevelopment at Mason and Oak St, commercial property
• Immediate streetscape enhancements along Olive to Mason Corridor
• Courtyard and patio spaces at north end of alley
• Activate alley entry at Oak St. Plaza
• Sustainable storm water strategies
4.0 • Frequent vehicular use and circulation
• Ace Hardware parking currently critical for overall
retail success
• Narrow corridor at Olive and Oak St.
• Need for frequent delivery truck access
H 3.7 • DDA owned surface parking lot
• Strong connection to Oak St. Plaza, Mason Corridor and
Mountain Ave.
• Existing model for courtyards/patios at Rio Grande Restaurant
• Extensive retail frontage
• Create parking garage w/ surface level retail
• Courtyards/patios and plazas to complement business uses
• Showcase alley for sustainable strategies (central downtown location)
• Remove bank teller structure to create urban courtyard/plaza
• On-alley retail access throughout
• Sustainable storm water strategies to address drainage issues
• Activate alley entries at Mountain Ave., Oak St. Plaza and Mason St.
3.5 • Need for extensive parking
• Topography creates drainage issues
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F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
A l l e y s C o r e C A r D o P P o r t u n i t i e s A n D C H A l l e n G e s
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 50 of 125
Problematic vehicular access 2.4
AREA C
CRITERIA RANKING
Contributing to retail/commercial business 3
Potential for redevelopment/infill 2.96
Connection to east/west attractions 2.49
Unique character 2.91
Shared street potential 4.61
Need for alternative waste disposal 3
Problematic vehicular access 1.96
AREA D
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.9
3.8
3.8
4.8
Need for alternative waste disposal
Problematic vehicular access 3.7
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.4
1.7
2.5
4.7
2.8
Need for alternative waste disposal
Problematic vehicular access 2.4
3.3
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.6
2.9
2.5
3.0
3.0
Need for alternative waste disposal
Problematic vehicular access 2.0
3.0
AVG.
ANKING
4.75
3.77
3.78
3.86
3.48
4.21
3.65
ANKING
2.78
4.73
2.49
1.65
3.4
3.32
2.4
ANKING
3
2.96
2.49
2.91
4.61
3
1.96
ANKING
4.66
4.26
4.98
3.4
4.18
3.13
2.86
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.9
3.8
3.8
4.8
Need for alternative waste disposal
Problematic vehicular access 3.7
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.4
1.7
2.5
4.7
2.8
Need for alternative waste disposal
Problematic vehicular access 2.4
3.3
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.6
2.9
2.5
3.0
3.0
Need for alternative waste disposal
Problematic vehicular access 2.0
3.0
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.2
3.4
5.0
4.3
4.7
Need for alternative waste disposal
Problematic vehicular access 2.9
3.1
AVG.
Need for alternative waste disposal 3.13
Problematic vehicular access 2.86
AREA E
CRITERIA RANKING
Contributing to retail/commercial business 1.13
Potential for redevelopment/infill 2.38
Connection to east/west attractions 2
Unique character 4.61
Shared street potential 1.38
Need for alternative waste disposal 2.25
Problematic vehicular access 1.64
AREA F
CRITERIA RANKING
Contributing to retail/commercial business 2
Potential for redevelopment/infill 4.63
Connection to east/west attractions 2.86
Unique character 4.18
Shared street potential 2.63
Need for alternative waste disposal 2.86
Problematic vehicular access 2.74
AREA G
CRITERIA RANKING
Contributing to retail/commercial business 3.78
Potential for redevelopment/infill 4.21
Connection to east/west attractions 2.46
Unique character 1.38
Shared street potential 2.86
Need for alternative waste disposal 3.73
Problematic vehicular access 4.22
AREA H
CRITERIA RANKING
Contributing to retail/commercial business 4.4
Potential for redevelopment/infill 4.39
Connection to east/west attractions 3.51
Unique character 2.63
Shared street potential 3.74
Need for alternative waste disposal 3.65
Problematic vehicular access 3.34
AREA I
CRITERIA RANKING
Contributing to retail/commercial business 3.48
Potential for redevelopment/infill 2.83
Connection to east/west attractions 3.23
Unique character 2.86
Shared street potential 3.1
Need for alternative waste disposal 4.23
Problematic vehicular access 2.78
AREA J
CRITERIA RANKING
Contributing to retail/commercial business 4.56
Potential for redevelopment/infill 4.13
Connection to east/west attractions 3.31
Unique character 3.74
Shared street potential 4.1
Need for alternative waste disposal 3.51
Problematic vehicular access 3.18
AREA K
CRITERIA RANKING
Contributing to retail/commercial business 2.99
Potential for redevelopment/infill 3.43
Connection to east/west attractions 2.7
Unique character 3.1
Shared street potential 3.52
Need for alternative waste disposal 3.51
Problematic vehicular access 3.44
Need for alternative waste disposal
Problematic vehicular access 2.9
3.1
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 1.4
4.6
2.0
2.4
1.1
Need for alternative waste disposal
Problematic vehicular access 1.6
2.3
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.6
4.2
2.9
4.6
2.0
Need for alternative waste disposal
Problematic vehicular access 2.7
2.9
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.9
1.4
2.5
4.2
3.8
Need for alternative waste disposal
Problematic vehicular access 4.2
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.7
2.6
3.5
4.4
4.4
Need for alternative waste disposal
Problematic vehicular access 3.3
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.1
2.9
3.2
2.8
3.5
Need for alternative waste disposal
Problematic vehicular access 2.8
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.1
3.7
3.3
4.1
4.6
Need for alternative waste disposal
Problematic vehicular access 3.2
3.5
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.1
2.7
3.4
3.0
Need for alternative waste disposal
Problematic vehicular access 3.4
3.5
AVG.
2.3
2.0
Need for alternative waste disposal 2.25
Problematic vehicular access 1.64
AREA F
CRITERIA RANKING
Contributing to retail/commercial business 2
Potential for redevelopment/infill 4.63
Connection to east/west attractions 2.86
Unique character 4.18
Shared street potential 2.63
Need for alternative waste disposal 2.86
Problematic vehicular access 2.74
AREA G
CRITERIA RANKING
Contributing to retail/commercial business 3.78
Potential for redevelopment/infill 4.21
Connection to east/west attractions 2.46
Unique character 1.38
Shared street potential 2.86
Need for alternative waste disposal 3.73
Problematic vehicular access 4.22
AREA H
CRITERIA RANKING
Contributing to retail/commercial business 4.4
Potential for redevelopment/infill 4.39
Connection to east/west attractions 3.51
Unique character 2.63
Shared street potential 3.74
Need for alternative waste disposal 3.65
Problematic vehicular access 3.34
AREA I
CRITERIA RANKING
Contributing to retail/commercial business 3.48
Potential for redevelopment/infill 2.83
Connection to east/west attractions 3.23
Unique character 2.86
Shared street potential 3.1
Need for alternative waste disposal 4.23
Problematic vehicular access 2.78
AREA J
CRITERIA RANKING
Contributing to retail/commercial business 4.56
Potential for redevelopment/infill 4.13
Connection to east/west attractions 3.31
Unique character 3.74
Shared street potential 4.1
Need for alternative waste disposal 3.51
Problematic vehicular access 3.18
AREA K
CRITERIA RANKING
Contributing to retail/commercial business 2.99
Potential for redevelopment/infill 3.43
Connection to east/west attractions 2.7
Unique character 3.1
Shared street potential 3.52
Need for alternative waste disposal 3.51
Problematic vehicular access 3.44
Problematic vehicular access 1.6
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.6
4.2
2.9
4.6
2.0
Need for alternative waste disposal
Problematic vehicular access 2.7
2.9
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.9
1.4
2.5
4.2
3.8
Need for alternative waste disposal
Problematic vehicular access 4.2
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.7
2.6
3.5
4.4
4.4
Need for alternative waste disposal
Problematic vehicular access 3.3
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.1
2.9
3.2
2.8
3.5
Need for alternative waste disposal
Problematic vehicular access 2.8
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.1
3.7
3.3
4.1
4.6
Need for alternative waste disposal
Problematic vehicular access 3.2
3.5
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.1
2.7
3.4
3.0
Need for alternative waste disposal
Problematic vehicular access 3.4
3.5
AVG.
Need for alternative waste disposal 2.86
Problematic vehicular access 2.74
AREA G
CRITERIA RANKING
Contributing to retail/commercial business 3.78
Potential for redevelopment/infill 4.21
Connection to east/west attractions 2.46
Unique character 1.38
Shared street potential 2.86
Need for alternative waste disposal 3.73
Problematic vehicular access 4.22
AREA H
CRITERIA RANKING
Contributing to retail/commercial business 4.4
Potential for redevelopment/infill 4.39
Connection to east/west attractions 3.51
Unique character 2.63
Shared street potential 3.74
Need for alternative waste disposal 3.65
Problematic vehicular access 3.34
AREA I
CRITERIA RANKING
Contributing to retail/commercial business 3.48
Potential for redevelopment/infill 2.83
Connection to east/west attractions 3.23
Unique character 2.86
Shared street potential 3.1
Need for alternative waste disposal 4.23
Problematic vehicular access 2.78
AREA J
CRITERIA RANKING
Contributing to retail/commercial business 4.56
Potential for redevelopment/infill 4.13
Connection to east/west attractions 3.31
Unique character 3.74
Shared street potential 4.1
Need for alternative waste disposal 3.51
Problematic vehicular access 3.18
AREA K
CRITERIA RANKING
Contributing to retail/commercial business 2.99
Potential for redevelopment/infill 3.43
Connection to east/west attractions 2.7
Unique character 3.1
Shared street potential 3.52
Need for alternative waste disposal 3.51
Problematic vehicular access 3.44
Need for alternative waste disposal
Problematic vehicular access 2.7
2.9
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.9
1.4
2.5
4.2
3.8
Need for alternative waste disposal
Problematic vehicular access 4.2
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.7
2.6
3.5
4.4
4.4
Need for alternative waste disposal
Problematic vehicular access 3.3
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.1
2.9
3.2
2.8
3.5
Need for alternative waste disposal
Problematic vehicular access 2.8
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.1
3.7
3.3
4.1
4.6
Need for alternative waste disposal
Problematic vehicular access 3.2
3.5
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.1
2.7
3.4
3.0
Need for alternative waste disposal
Problematic vehicular access 3.4
3.5
Connection to east/west attractions 2.86
Unique character 4.18
Shared street potential 2.63
Need for alternative waste disposal 2.86
Problematic vehicular access 2.74
AREA G
CRITERIA RANKING
Contributing to retail/commercial business 3.78
Potential for redevelopment/infill 4.21
Connection to east/west attractions 2.46
Unique character 1.38
Shared street potential 2.86
Need for alternative waste disposal 3.73
Problematic vehicular access 4.22
AREA H
CRITERIA RANKING
Contributing to retail/commercial business 4.4
Potential for redevelopment/infill 4.39
Connection to east/west attractions 3.51
Unique character 2.63
Shared street potential 3.74
Need for alternative waste disposal 3.65
Problematic vehicular access 3.34
AREA I
CRITERIA RANKING
Contributing to retail/commercial business 3.48
Potential for redevelopment/infill 2.83
Connection to east/west attractions 3.23
Unique character 2.86
Shared street potential 3.1
Need for alternative waste disposal 4.23
Problematic vehicular access 2.78
AREA J
CRITERIA RANKING
Contributing to retail/commercial business 4.56
Potential for redevelopment/infill 4.13
Connection to east/west attractions 3.31
Unique character 3.74
Shared street potential 4.1
Need for alternative waste disposal 3.51
Problematic vehicular access 3.18
AREA K
CRITERIA RANKING
Contributing to retail/commercial business 2.99
Potential for redevelopment/infill 3.43
Connection to east/west attractions 2.7
Unique character 3.1
Shared street potential 3.52
Need for alternative waste disposal 3.51
Problematic vehicular access 3.44
Unique character
Shared street potential 2.6
4.2
Need for alternative waste disposal
Problematic vehicular access 2.7
2.9
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.9
1.4
2.5
4.2
3.8
Need for alternative waste disposal
Problematic vehicular access 4.2
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.7
2.6
3.5
4.4
4.4
Need for alternative waste disposal
Problematic vehicular access 3.3
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.1
2.9
3.2
2.8
3.5
Need for alternative waste disposal
Problematic vehicular access 2.8
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.1
3.7
3.3
4.1
4.6
Need for alternative waste disposal
Problematic vehicular access 3.2
3.5
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.1
2.7
3.4
3.0
Need for alternative waste disposal
Problematic vehicular access 3.4
3.5
AVG.
CRITERIA RANKING
Contributing to retail/commercial business 2
Potential for redevelopment/infill 4.63
Connection to east/west attractions 2.86
Unique character 4.18
Shared street potential 2.63
Need for alternative waste disposal 2.86
Problematic vehicular access 2.74
AREA G
CRITERIA RANKING
Contributing to retail/commercial business 3.78
Potential for redevelopment/infill 4.21
Connection to east/west attractions 2.46
Unique character 1.38
Shared street potential 2.86
Need for alternative waste disposal 3.73
Problematic vehicular access 4.22
AREA H
CRITERIA RANKING
Contributing to retail/commercial business 4.4
Potential for redevelopment/infill 4.39
Connection to east/west attractions 3.51
Unique character 2.63
Shared street potential 3.74
Need for alternative waste disposal 3.65
Problematic vehicular access 3.34
AREA I
CRITERIA RANKING
Contributing to retail/commercial business 3.48
Potential for redevelopment/infill 2.83
Connection to east/west attractions 3.23
Unique character 2.86
Shared street potential 3.1
Need for alternative waste disposal 4.23
Problematic vehicular access 2.78
AREA J
CRITERIA RANKING
Contributing to retail/commercial business 4.56
Potential for redevelopment/infill 4.13
Connection to east/west attractions 3.31
Unique character 3.74
Shared street potential 4.1
Need for alternative waste disposal 3.51
Problematic vehicular access 3.18
AREA K
CRITERIA RANKING
Contributing to retail/commercial business 2.99
Potential for redevelopment/infill 3.43
Connection to east/west attractions 2.7
Unique character 3.1
Shared street potential 3.52
Need for alternative waste disposal 3.51
Problematic vehicular access 3.44
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.6
4.2
2.9
4.6
2.0
Need for alternative waste disposal
Problematic vehicular access 2.7
2.9
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.9
1.4
2.5
4.2
3.8
Need for alternative waste disposal
Problematic vehicular access 4.2
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.7
2.6
3.5
4.4
4.4
Need for alternative waste disposal
Problematic vehicular access 3.3
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.1
2.9
3.2
2.8
3.5
Need for alternative waste disposal
Problematic vehicular access 2.8
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.1
3.7
3.3
4.1
4.6
Need for alternative waste disposal
Problematic vehicular access 3.2
3.5
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.1
2.7
3.4
3.0
Need for alternative waste disposal
Problematic vehicular access 3.4
3.5
AVG.
CRITERIA RANKING
Contributing to retail/commercial business 2
Potential for redevelopment/infill 4.63
Connection to east/west attractions 2.86
Unique character 4.18
Shared street potential 2.63
Need for alternative waste disposal 2.86
Problematic vehicular access 2.74
AREA G
CRITERIA RANKING
Contributing to retail/commercial business 3.78
Potential for redevelopment/infill 4.21
Connection to east/west attractions 2.46
Unique character 1.38
Shared street potential 2.86
Need for alternative waste disposal 3.73
Problematic vehicular access 4.22
AREA H
CRITERIA RANKING
Contributing to retail/commercial business 4.4
Potential for redevelopment/infill 4.39
Connection to east/west attractions 3.51
Unique character 2.63
Shared street potential 3.74
Need for alternative waste disposal 3.65
Problematic vehicular access 3.34
AREA I
CRITERIA RANKING
Contributing to retail/commercial business 3.48
Potential for redevelopment/infill 2.83
Connection to east/west attractions 3.23
Unique character 2.86
Shared street potential 3.1
Need for alternative waste disposal 4.23
Problematic vehicular access 2.78
AREA J
CRITERIA RANKING
Contributing to retail/commercial business 4.56
Potential for redevelopment/infill 4.13
Connection to east/west attractions 3.31
Unique character 3.74
Shared street potential 4.1
Need for alternative waste disposal 3.51
Problematic vehicular access 3.18
AREA K
CRITERIA RANKING
Contributing to retail/commercial business 2.99
Potential for redevelopment/infill 3.43
Connection to east/west attractions 2.7
Unique character 3.1
Shared street potential 3.52
Need for alternative waste disposal 3.51
Problematic vehicular access 3.44
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.6
4.2
2.9
4.6
2.0
Need for alternative waste disposal
Problematic vehicular access 2.7
2.9
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.9
1.4
2.5
4.2
3.8
Need for alternative waste disposal
Problematic vehicular access 4.2
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.7
2.6
3.5
4.4
4.4
Need for alternative waste disposal
Problematic vehicular access 3.3
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.1
2.9
3.2
2.8
3.5
Need for alternative waste disposal
Problematic vehicular access 2.8
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.1
3.7
3.3
4.1
4.6
Need for alternative waste disposal
Problematic vehicular access 3.2
3.5
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.1
2.7
3.4
3.0
Need for alternative waste disposal
Problematic vehicular access 3.4
3.5
AVG.
AREA F
CRITERIA RANKING
Contributing to retail/commercial business 2
Potential for redevelopment/infill 4.63
Connection to east/west attractions 2.86
Unique character 4.18
Shared street potential 2.63
Need for alternative waste disposal 2.86
Problematic vehicular access 2.74
AREA G
CRITERIA RANKING
Contributing to retail/commercial business 3.78
Potential for redevelopment/infill 4.21
Connection to east/west attractions 2.46
Unique character 1.38
Shared street potential 2.86
Need for alternative waste disposal 3.73
Problematic vehicular access 4.22
AREA H
CRITERIA RANKING
Contributing to retail/commercial business 4.4
Potential for redevelopment/infill 4.39
Connection to east/west attractions 3.51
Unique character 2.63
Shared street potential 3.74
Need for alternative waste disposal 3.65
Problematic vehicular access 3.34
AREA I
CRITERIA RANKING
Contributing to retail/commercial business 3.48
Potential for redevelopment/infill 2.83
Connection to east/west attractions 3.23
Unique character 2.86
Shared street potential 3.1
Need for alternative waste disposal 4.23
Problematic vehicular access 2.78
AREA J
CRITERIA RANKING
Contributing to retail/commercial business 4.56
Potential for redevelopment/infill 4.13
Connection to east/west attractions 3.31
Unique character 3.74
Shared street potential 4.1
Need for alternative waste disposal 3.51
Problematic vehicular access 3.18
AREA K
CRITERIA RANKING
Contributing to retail/commercial business 2.99
Potential for redevelopment/infill 3.43
Connection to east/west attractions 2.7
Unique character 3.1
Shared street potential 3.52
Need for alternative waste disposal 3.51
Problematic vehicular access 3.44
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.6
4.2
2.9
4.6
2.0
Need for alternative waste disposal
Problematic vehicular access 2.7
2.9
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.9
1.4
2.5
4.2
3.8
Need for alternative waste disposal
Problematic vehicular access 4.2
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.7
2.6
3.5
4.4
4.4
Need for alternative waste disposal
Problematic vehicular access 3.3
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.1
2.9
3.2
2.8
3.5
Need for alternative waste disposal
Problematic vehicular access 2.8
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.1
3.7
3.3
4.1
4.6
Need for alternative waste disposal
Problematic vehicular access 3.2
3.5
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.1
2.7
3.4
3.0
Need for alternative waste disposal
Problematic vehicular access 3.4
3.5
AVG.
5.7
3
1.96
NKING
4.66
4.26
4.98
3.4
4.18
3.13
2.86
NKING
1.13
2.38
2
4.61
1.38
2.25
1.64
NKING
2
4.63
2.86
4.18
2.63
2.86
2.74
NKING
3.78
4.21
2.46
1.38
2.86
3.73
4.22
NKING
4.4
4.39
3.51
2.63
3.74
3.65
3.34
NKING
3.48
2.83
3.23
2.86
3.1
4.23
2.78
NKING
4.56
4.13
3.31
3.74
4.1
3.51
3.18
NKING
2.99
3.43
2.7
3.1
3.52
3.51
3.44
Problematic vehicular access 2.0
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.2
3.4
5.0
4.3
4.7
Need for alternative waste disposal
Problematic vehicular access 2.9
3.1
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 1.4
4.6
2.0
2.4
1.1
Need for alternative waste disposal
Problematic vehicular access 1.6
2.3
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.6
4.2
2.9
4.6
2.0
Need for alternative waste disposal
Problematic vehicular access 2.7
2.9
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 2.9
1.4
2.5
4.2
3.8
Need for alternative waste disposal
Problematic vehicular access 4.2
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.7
2.6
3.5
4.4
4.4
Need for alternative waste disposal
Problematic vehicular access 3.3
3.7
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.1
2.9
3.2
2.8
3.5
Need for alternative waste disposal
Problematic vehicular access 2.8
4.2
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 4.1
3.7
3.3
4.1
4.6
Need for alternative waste disposal
Problematic vehicular access 3.2
3.5
Contributing to retail/commercial business
Potential for redevelopment/infill
Connection to east/west attractions
Unique character
Shared street potential 3.5
3.1
2.7
3.4
3.0
Need for alternative waste disposal
Problematic vehicular access 3.4
3.5
3.0
4.3 3.0
4.0
AVG. AVG.
3.3
2.8
3.7
3.5
3.1
3.5
4.0
3.4
3.1
3.5
4.0
4.0
3.0
2.9
3.2
2.5
0 0 0 10’
l e G e n D
ASSETS AND
OPPORTUNITIES
ChALLENGES
DDA BOUNDARy
W LaureL
s mason sT
W mYrTLe sT
W muLBerrY sT
W maGnoLIa sT
W oLIVe sT
mapLe sT
LaporTe aVe
W mounTaIn aVe
W oak sT
n mason sT
JeFFerson sT
LInDen sT
WaLnuT sT
WILLoW sT
e mounTaIn aVe
e oak sT
e oLIVe sT
e maGnoLIa sT
e muLBerrY sT
remInGTon sT
maTheWs sT
peTerson sT
e mYrTLe sT
e LaureL
s CoLLeGe aVe
C
D e F G h I
J
k
B a
114 east oak st, fort collins, colorado 80524
p: 970.484.8855 www.russellmillsstudios.com
russell+mills
studios
F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
A l l e y s C o r e C A r D s u M M A r y
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 49 of 125
park
WaLnuT sT
e mounTaIn aVe
s mason sT n mason sT
s CoLLeGe aVe
Csu
reFer To rIVer
DIsTrICT sTraTeGIC
pLan For FuTure
ConneCTIons
rIVer DIsTrICT
114 east oak st, fort collins, colorado 80524
p: 970.484.8855 www.russellmillsstudios.com
russell+mills
studios
F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
1
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 47 of 125
SECONDARy ALLEy
CONNECTION
0 0 0 10’
l e G e n D
reFer To rIVer
DIsTrICT sTraTeGIC
pLan For FuTure
ConneCTIons
rIVer DIsTrICT
114 east oak st, fort collins, colorado 80524
p: 970.484.8855 www.russellmillsstudios.com
russell+mills
studios
F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
0
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 46 of 125
l e G e n D
114 east oak st, fort collins, colorado 80524
p: 970.484.8855 www.russellmillsstudios.com
russell+mills
studios
F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
1
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 45 of 125
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 44 of 125
WILLoW sT
CherrY sT
114 east oak st, fort collins, colorado 80524
p: 970.484.8855 www.russellmillsstudios.com
russell+mills
studios
F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
1
V e H i C l e A C C e s s , P A r k i n G A n D D u M P s t e r C o u n t
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 40 of 125
A fundamental difference between the pedestrian-only Tenney and Trimble Court alley improvements and the designs contained
in this plan is the application of the ‘shared street’ concept in which pedestrians and vehicles share the same enhanced space.
The shared street is a positive compromise that preserves functionality and access for existing business needs, offers new
investment opportunity for both infill and existing buildings, and provides visitors with fun, vibrant, and logical connections
between downtown districts and neighborhoods.
P r o j e C t G o A l s
At the outset of this study goals were established. Each goal also has a set of objectives listed below. The project goals
and objectives helped guide the design direction and set the framework for the master plan. The goals and objectives are
listed below.
G o A l s A n D o B j e C t i V e s
1. Establish a pedestrian network of alleys and walkways efficiently linking CSU, Old Town and the River District.
a. Connect with the Mason St. Corridor, which will function as a primary North-South transportation corridor.
b. Analyze frequently used walkable routes as a basis for connections.
c. Emphasize North-South connections and establish East-West connections to these routes.
. Create design concepts for vibrant alleys/walkways which are activated, safe, engaging and help stimulate business
activity.
a. Emphasize connections with retail corridors including College Avenue, Laurel St., Old Town and the River
District.
b. Develop examples of on-alley retail/commercial entrances that address a variety of applications.
c. Integrate a variety of outdoor spaces within the alleys including outdoor cafe seating, courtyards, plazas and
private nooks.
d. Emphasize a safe and vibrant ambience using festive lighting, integrated art, architectural treatments, special
paving and a variety of types of planting.
e. Design alleys with a unique theme/character responding to respective zones and districts within the network.
f. Identify opportunities for redevelopment and infill where appropriate.
. Develop strategies to integrate operational needs of alleys including service and emergency vehicle access, trash and
waste disposal needs, and parking/vehicular access.
a. Utilize shared-street models such as Woonerfs (Dutch) and parking courts to allow vehicular access in a controlled
and integrated manner.
b. Create a trash collection strategy responding to business owners’ needs, while removing receptacles from the
pedestrian environment when possible.
c. Develop alternative strategies for service vehicle access where possible.
d. Identify utility corridors that will significantly effect design decisions.
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F o r t C o l l i n s D o w n t o w n A l l e y s M A s t e r P l A n
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P r o j e C t B A C k G r o u n D
9093 Architectural and Engineering Services for Fort Collins DDA 2020 Alley Renovations Page 33 of 125