MIXED USE ZONING SECTION 15.03.150.F.3.c NOTES:c. Feature buildingsii. Feature buildings shall be designed with accentuated and distinctive entrances and articulation that is offset from the wallplanes and extends above the eave or parapet line of the main part of the building.iii. A feature building's height may be increased up to 20 percent...iv. Where additional building height is allowed, building walls should be set forward up to ten percent of the building...
Response:The Platte River Power easement for their overhead power lines cuts across the corner of the site at 2nd and Main creating atriangular setback with sides of ~25' and ~35' (refer to utility plan). This precludes a feature building directly at the corner butthe design is such to meet the intent of the text. A feature plaza has been created with the main building lobby, restaurantentrance, and outdoor restaurant patio to activate the space. A plaque describing the historic use of the site and Longmontfoods is also planned for this plaza.
The entrances are distinguished by the only full height glass and aluminum storefront systems in the project, providingdaylighting for the interior and views of interior activity from the street particularly at night. Additional, the large outdoor retaildining area and residential lobby entry are captured by a feature steel canopy which mimics the exterior stairs and other steelwork in the project which serve as a primary reference to the industrial history of the site.
The canopy and the outdoor dining reinforce that the pedestrian realm and human scale is the focus of the design on thisproject.
A major offset is created with the feature mass clad in high quality fiber cement panels rendered in a tiled pattern. This is anopen joint system with through-color cement panels colored to compliment the adjacent brick. This mass is projected out fromthe glass restaurant below and projects above the glass parapet adjacent.
Additionally, the corner residences above the restaurant feature projected balconies of painted steel railings to furtherdistinguish the corner. The windows and sliding doors are captured in an accent color wall that unifies this area as one featureelement for a more significant visual impact at the corner.
2nd Avenue and Kimbark - Primary Project Entry
BUILDING 2
BUILDING 4
BUILDING 2
BUILDING 1
2nd Avenue and Main - Primary Project Corner
20170130
ORIGINAL AND APPROVED SITE PLAN
EXHIBIT ILLUSTRATES PROJECTINGRESIDENTIAL BALCONIES AND ENTRYCANOPY THAT ENCROACH ON THEUTILITY EASEMENT
PEDESTRIAN RAILINGENCROACHES ON EASEMENT BUTIT IS A REMOVABLE RAILING
Revisions:
Date:
Sheet Name:
1550 WYNKOOP ST SUITE 100 DENVER CO 80202PHONE: 303 436 9551 FAX: 303 296 0946
MIXED USE ZONING SECTION 15.03.150.F.3.c NOTES:c. Feature buildingsii. Feature buildings shall be designed with accentuated and distinctive entrances and articulation that is offset from the wall planes and extends above the eave or parapet line of the main part of the building. iii. A feature building's height may be increased up to 20 percent...iv. Where additional building height is allowed, building walls should be set forward up to ten percent of the building...
Response:The Platte River Power easement for their overhead power lines cuts across the corner of the site at 2nd and Main creating a triangular setback with sides of ~25' and ~35' (refer to utility plan). This precludes a feature building directly at the corner but the design is such to meet the intent of the text. A feature plaza has been created with the main building lobby, restaurant entrance, and outdoor restaurant patio to activate the space. A plaque describing the historic use of the site and Longmont foods is also planned for this plaza.
The entrances are distinguished by the only full height glass and aluminum storefront systems in the project, providing daylighting for the interior and views of interior activity from the street particularly at night. Additional, the large outdoor retail dining area and residential lobby entry are captured by a feature steel canopy which mimics the exterior stairs and other steel work in the project which serve as a primary reference to the industrial history of the site.
The canopy and the outdoor dining reinforce that the pedestrian realm and human scale is the focus of the design on this project.
A major offset is created with the feature mass clad in high quality fiber cement panels rendered in a tiled pattern. This is an open joint system with through-color cement panels colored to compliment the adjacent brick. This mass is projected out from the glass restaurant below and projects above the glass parapet adjacent.
Additionally, the corner residences above the restaurant feature projected balconies of painted steel railings to further distinguish the corner. The windows and sliding doors are captured in an accent color wall that unifies this area as one feature element for a more significant visual impact at the corner.
2nd Avenue and Kimbark - Primary Project Entry
BUILDING 2
BUILDING 4
BUILDING 2
BUILDING 1
2nd Avenue and Main - Primary Project Corner
Date No. Remarks
PROPOSED EASEMENT MODIFICATIONS
PROPOSED MODIFICATIONS
BALCONIES NO LONGER CANTILEVER,STEEL HANGERS HAVE BEEN ADDEDAT FLOORS 2-4
ENTRY CANOPY IS NOW ANGLED TO AVOIDTHE CONFLICT WITH THE UTILITY EASEMENT
CANTILEVERED AND PROJECTINGBALCONIES HAVE BEEN CHANGED TOA JULIET DESIGN AT FLOORS 2-4
Painted steelexterior stair
Recess to visually divideelevation into multiple buildings
BR-2
BR-1 RL-1 on inset decks
BL-1 stoopBuilding set back atbase to providepedestrian environmentand canopy
Retail entrance
Clear glass storefrontwindows at retail base forpedestrian feature (+60%)
Vinyl window grouping w/FC-3 trim panel
Frequently placed retailentry doors
Thicker cornice line and parapet capdetail similar to Old Electric Building
Upper floor balconiesare residential feature
TWO BUILDING MASS VARRIATIONS IN 210' - 2" LENGTH
Brick parapet detail
SF-1, TYPSF-1, TYP
Vertically stacked recessed balconies to further break up mass
FC-1BR-1
Restaurant entrance
RL-1 on inset decksand balconies
Clear glass storefront windowsat restaurant base forpedestrian feature (+60%)
Building set back oncorner to providepedestrian environmentand defined entry
MP-1
Building set back atbase to providepedestrian environmentand canopy
Vinyl window grouping w/FC-3 trim panel
Building corner must berecessed due to powereasement
SF-1
Stacked recessed balconies to further break up mass
Corner feature balconies
Corner feature balconies
Active plaza with buildinglobby, restaurant entry, andoutdoor dining.
Restaurant patioseating
FC-3
BR-2 Restaurantentrance andpatio dining
RL-1 railings oninset decks
RL-1 on cornerfeature balconies
SF-1
Recess to visuallydivide elevation intomultiple buildings
BR-1
BL-1 stoop for residentialentrance setback from sidewalkand recessed for cover
Building set back on corner toprovide pedestrianenvironment and defined entry
Vinyl window grouping w/FC-3 trim panel
Residential units at gradehave direct front dooraccess to the sidewalk
First residential floor iselevated above the sidewalk
Stoop covered byarchitectural corner
feature balconies
Upper floor balconiesare residential feature
3 BUILDING MASS VARRIATIONS IN 273' - 3 5/8" LENGTH
Recess to visuallydivide elevation intomultiple buildings
Corner feature balconies
Parapet detail
52
' - 0
"
BA
SE
41
' - 4
"
Vertical feature glazing,transparent to the elevator lobby
