SUPERIOR EV SERVICE & SALES CENTER FINAL DEVELOPMENT PLAN (FDP) PROJECT NARRATIVE. March 30, 2018

Transcription

1 ARCHITECTURE URBAN DESIGN INTERIOR DESIGN SUPERIOR EV SERVICE & SALES CENTER FINAL DEVELOPMENT PLAN (FDP) PROJECT NARRATIVE March 30, 2018 Proposed view at McCaslin Blvd. & Marshall Rd. intersection Proposed view looking West on Marshall Rd. Proposal Overview: On behalf of GCH Superior LLC (owner), we are submitting the attached Final Development Plan for Lot 4, Block 1 of Tract A1 for a new unique retail project at the corner of McCaslin Blvd. and Marshall Road in Superior, Colorado. In developing the layout and design of this submittal two primary goals were at top of mind: 1. Enhance and respect the adjacent Park layout, footprint, and design; 2. Provide a timeless, high-quality built product that enhances the sense of place this unique location offers. The proposed 2.38 acre site houses a 22,000 square foot retail building that will be occupied by a progressive user and function daily as their Electric Vehicle (EV) Service and Sales Center. The EV Service and Sales Center will employ 40 people between three operations: Sales, Service, and Delivery with employees working at any one time. There will be a Sales, Service, and Delivery manager with a team of people supporting each respective area of the business. Typical hours of operation for Service is 7am 5pm; typical hours of operation for Sales and Delivery is 9am - 6pm. Upwards of 75 customers are expected to visit the building each day, between all three departments. Deliveries will be made between the hours of 8am and 6pm. At most, one truck per day will be dropping off cars (7 cars per truck). The following items are included: Final Plat This Superior Town Center Filing No. 1B Replat No.6 is replat of Tract A of Superior Town Center Filing No. 1B Replat No.3. (Reception No ) into a Lot 2.38 acre lot and a 6.77 acre tract. The total area of the Replat is 9.15 acres. Description of Specific Blocks, Outlots and ROW Lot 4 Block 1 : Block 1 Lot 4 is located in the northern portion of former Tract A and is being created for the purpose of sale to a private developer who will further develop the property. Page 1 of 12 P:\2017\ Superior EV Service Center\_Published\Document Sets\ _FDP Revision 04\ _Electric Vehicle Service and Sales Center_FDP Narrative.docx DENVER BOULDER COLORADO SPRINGS DENVER PHONE: LARIMER STREET FAX: DENVER, COLORADO

2 Tract A : Tract A shall remain a Town of Superior owned property for park purposes. There are no public easements dedicated or vacated by this plat and there is no public street right-of-way dedicated by this plat. Geotechnical Report Initial report was provided on 3/2/18, more information will be provided as weather provides an opportunity to core the pond. Final PD Amendment A new Commercial Development of 2.38 acres has been added to Block1 Lot 4. Said Development required a small shift in the 55 Max Building Height datum to encompass the entirety of Block 1 Lot 4. The Allowed uses for this space have also been amended to include Electric Vehicle Sales and Service Stations; note, this amendment applies to Planning Area 1 only. Lastly, this amendment shifted the boundaries of the Developed Parkland and added Development Parcels to the designation for Block 1 Lot 4. Revisions of these totals are reflected in the Site Data Table. Description of Proposal: Sheet C-00 Cover Sheet Within the 2.38 acre site, a 22,000 SF Electric Vehicle Service & Sales building will be housed. Of the 22,000 SF, approximately 30% will be used for Showroom and Sales, 70% for Service. To minimize the footprint of the site, and maximize the landscape for Park 1, we are including an off-site landscape strip between the edge of our property and Park 1. Cumulatively, 28,843 SF of landscape is being provided (or 28% of the site area). The site includes 170 parking spaces; hard surface totals approximately 65.4% of the site. Parking calculations can be found below within description of Sheet C-02. The building is proposed at one story, Type VB construction (fully sprinklered). The occupancy will be B (Business) and S1 (Service). Sheet C-01 Site Context Plan Located at the corner of McCaslin Blvd. and Marshall Road, and directly adjacent to Park 1, our development continues the street frontage of the adjacent retail/centerpointe development (Starbucks) and positioned the length of the façade along McCaslin Blvd. The orientation of the building locates parking away from the ROW, provides the greatest level of visibility for the building, and moves the builtstructure furthest away from Park 1. Into the site, a right in/right out on McCaslin Blvd. is proposed, and a full movement intersection at Marshall Road. Pedestrian connectivity between our site, the perimeter sidewalks to the park, and the intersection to the adjacent Centerpointe development has also been provided and enhanced with street trees along Marshall. Internal pedestrian circulation is housed directly adjacent to the building, with intentional routes to Centerpointe, directly to McCaslin and the perimeter site sidewalks towards Park 1. Page 2 of 12

3 We have maintained the gradual arc boundary between this development and Park 1 to soften the boundary lines between properties. We have shown the existing proposed Park 1 layout in this Site Context Plan; at the time of construction, our development will provide a 10 planting strip between the edge of our property line and Park 1 to create a seamless transition from Park 1 to this site (planting strip to be maintained by Town). Sheet C-02 Site Plan This site will be accessed from both Marshall Road and McCaslin Blvd. As indicated in the Site Context Plan description, a right in/right out intersection is proposed at McCaslin and a full movement intersection is proposed at Marshall. The outer ring of our site intends to be the primary loading/unloading zone for vehicles and was located to allow a seamless flow of traffic into or out of the site during this time via the inner ring aisles. (See Site Access Plan, Sheet A-04 for vehicle travel paths, and identified inventory vs. customer and employee parking areas). Site Setbacks & Building Location At the smallest dimension, the development property line is setback 12 along McCaslin Blvd. and grows to nearly 20 at the NW corner and is proposing landscape area between our building and new 10 wide sidewalk, which will be built along McCaslin as part of this development. Along Marshall, the property line nearly mirrors the face of building to the adjacent Centerpointe development. The building is setback ~78 from Marshall Road to accommodate a service drive aisle into the building. We have also designed an 15 outdoor public plaza amenity along the North of the building to activate the site and building entrance along this high-traffic corner. Parking Per the Town of Superior s municipal code, comparable uses require 1 space is per 300 sq ft of floor area. Floor Area: 22,000 Parking Required: 73 ADA Parking Required: 3 (51-75 spaces) Parking Provided: 170 incl. 3 ADA The user requires approximately 26 spaces for employees, 70 spaces for customers, 31 spaces for vehicles awaiting service or post-service pickup, 6 spaces for Tesla owned vehicles and 37 spaces for vehicle deliveries awaiting pickup. Because the majority of the parking shown along the South and East ring will be used for vehicles awaiting service or delivery pickup by the tenant and not the daily users, we are calculating ADA parking based on the required parking spaces for the use (73). Pedestrian Circulation A continuous 10 wide sidewalk (raised at our curb cut) is proposed along McCaslin and an 6 wide sidewalk is proposed along Marshall to provide symmetry to the adjacent development and continuous circulation to the Park. A 7 wide tree planting strip is proposed between the sidewalk and Marshall Road, with a 5 wide small planting strip between our site and the sidewalk to help mask the view of Page 3 of 12

4 bumpers from the road. During construction, our project intends to plant all areas adjacent to our lot. Once occupied, this development will maintain plantings along McCaslin and Marshall from the back of sidewalk to the building; it is anticipated that the Town will maintain the sidewalk at McCaslin and the sidewalk and tree lawn along Marshall. Internal to the site, pedestrian circulation is shown directly adjacent to the building, with direct connectivity to the perimeter site sidewalks along Marshall and McCaslin. Internal site sidewalks with the intent that parking shown along the South and East radius are for inventory use and not for pedestrians to circulate. Our project will tie into the existing crosswalk along Marshall between Lot 4 and Centerpointe, internal site circulation is shown to provide efficient pedestrian and ADA access from our site, to the sidewalk, and across the intersection. To access Park 1 from our site, pedestrians will take one of the sidewalks from our building to McCaslin or Marshall, and follow Marshall to connect to sidewalks associated to Park 1. Open Space/Landscape: Our site shows 13.4% (13,960 SF) open space within the property line, and an additional 14,883 SF of open space/landscaping is being provided as part of this development (~20 planting area along McCaslin and ~10 of planting area along the radius to the Park, but not within our site boundaries) and cumulatively total to 28% of the site area. The intent of our development was to provide maximum public open space for Park 1 vs. site internal open space. Medians Internal parking lot medians are provided and have been located to (1) meet minimum parking requirements for this user; (2) reduce the size of our site to maximize the available Park area. Planting choices have been chosen carefully to accommodate these locations; the smallest 6 median is along the park side, which also includes a 10 planting buffer between the Park and the radius edge of the site. A 6 internal planting spine is shown. With most of the vehicles in this area being inventory (see indication in plan for approximate locations of inventory vs. employee or customer parking), the spine has been designed to accommodate the characteristics of the inventory vehicles, which do not have a high bumper that will sit past the curb and will allow the plants shown to have successful growth. Trash & Recycling Trash and recycling has been located to the West portion of the site to hide view of trash from McCaslin Blvd. It has also been located within a service drive aisle, to avoid potential back-ups while turning in or out from McCaslin Blvd. Frequency of pick up is anticipated to be 2 times per week. Sheet C-03 / C-04 Site Access Plan The access plan has been updated to show all truck turning movements within the site and connectivity to McCaslin Blvd. and Marshall Rd. Carrier truck parking will not occur on McCaslin and Marshall, but is shown within the outer ring to allow a seamless internal site traffic flow when loading/unloading occurs. Page 4 of 12

5 As indicated in the narrative above, trash has also been located internal to a service aisle, so it doesn t impact traffic to/from McCaslin. Sheet C-05 Site Drainage Plan Our site will not contain a detention pond or drainage system. To minimize impacts to the Park, the radius perimeter of the site has been designed to capture drainage into a centrally located inlet, which ties into the proposed water quality Pond 11 plans. Additionally, pervious landscaping is designed to buffer the edge of our site and Park 1. A drainage compliance letter, with technical strategies and data is also included with this submittal. Sheet C-06 Utility Plans Plans have been updated per Town s redline plan, with the exception of the waterline running internal to our site. Our revision is proposed as shown and reduces substantial development costs in running additional lines thru our site. Proposed utility easements are shown. When work is required, owner and contractor will work closely with the Town and building departments for any and all work proposed under McCaslin to minimize impact of adjacent properties and integrate with the needs of Park 1. Sheet A-01 / A-02 Building Elevations We recognize that this site is not only important to the Town of Superior because it will serve as a prominent entrance to Downtown Superior, but we also see the proposed use of an EV Service and Sales Center as an opportunity to further advance the local, regional, and national awareness of the Town and have worked to create a development that is both distinct and contextual in form, site, and materiality. The tenant also anticipates supporting its regional customers, which will place further emphasis on the Town. The primary massing includes an offset gable, which is timeless in form and a reinterpretation of regional, Colorado barn vernacular, and a-typical in what is traditionally a box user form. A transparent glass line wraps two primary elevations Included in the elevations are specific conformity to the development standards, additional clarity is defined below. The materials selected (and physical material board included with our submittal) marry both the technical requirements of the STC guidelines and the consistent, iconic brand image of the tenant where primarily facades are a light metal material around building entries. Our proposal combines a deep standing seam metal material to provide depth of shadow line where shown, but also a warmth of charred wood siding, and nearly 50% of the combined North and East Elevations are transparent glass. Page 5 of 12

6 Alignment with STC Guidelines 7.2 Building Height, Massing, and Scale For human scale and visual interest, details will be used to diffuse the mass and bulk of the building, horizontally and vertically, into a hierarchy of volumes. Large monolithic structures should be avoided. Response: The proposed building has no more than 48 of continues façade, that is articulated by angled forms and depth of materials to provide a shadowline. Signage is also proposed on these elevations (see separate signage plans). Four primary building materials are used to break the massing into a hierarchy of volumes, with the greatest emphasis along the corner of McCaslin and Marshall. Varying building height and massing shall be considered as an option to make a visual transition to adjacent buildings and create a compatibility of streetscape. Response: The proposed building has four primary steps in height ranging from 20 above finished grade to 32-8 above finished grade at the peak of the gable. The adjacent Centerpointe development has a height of 27 above finished grade, which aligns perfectly with the center of gable in our project for consistency in building heights. Building massing will be arranged to prioritize views to the north and northwest, from the Coal Creek open space corridor. Response: We considered the primary façade of this building to be the main entry, which was located on the North with the richest combination of material and form. Additionally, we understand the view from Park 1 to our site will be a critical consideration, so we designed 32.6% of that façade material to be glass/transparent in material, and another 30% of the façade material to be in a natural, charred wood. Large blank walls will be avoided. Articulated facades shall be used to reduce the massive scale and the uniform impersonal appearances of large buildings and to provide visual interest. In cases of facades in excess of 100 feet in length, the multiple (excerpt) techniques and/or components will be incorporated as appropriate. Response: The total length of the proposed building is 226-3, which is broken down into four façade elements with varying planes and materiality. The base of the West façade is enhanced by a 3-6 tall cast-in place concrete wall. The largest single material is 48 on the East and West facades and also house clerestory windows or large tenant signage. Alignment with STC Guidelines 7.3 Rooftops and Roof Forms Traditional parapet profiles are allowable as the predominate roof form for buildings in excess of 25,000 sq ft. Within these contexts, special consideration should be given to include partial sloped roofs and/or over-framing elements to break up a large flat roof. Response: The proposed building features a primary offset gable roof-form, which closely aligns with this request and is shown in a standing seam metal, similar to the reference image on page 7-3 of the STC Design Guidelines. Parapet roof forms are shown on the remaining spaces, in some instances to hide mechanical equipment. The design of the roof form and other related elements such as roof material, color and trim should be an integral part of the architecture and consistent with the Town Center Character. Page 6 of 12

7 Response: The proposed offset gable form is intended to be integral with the architecture and wrap down to the vertical surface of the building plane where shown to create a complete form where this element is used. Utilization of roof forms that could support solar collectors to augment energy needs will be considered. Response: While not proposed as part of our application, the gable or flat roof portions could be used for solar PV panels in the future if desired. Rooftop mounted equipment other than solar and related shall be screened from the public view as feasible. Response: Rooftop equipment for this building will be housed behind the parapet at the SE end of the building. Unarticulated/un-modulated flat roofs and parapets shall be avoided. Uniform massing and silhouettes with stepping roof forms as well as varying the ridge and parapet lines may be broken down in scale. Response: The proposed building has four primary heights, and provides stepping to enhance the primary corner, but also provide interest and varied heights at the service side of the program (South). Alignment with STC Guidelines 7.4 Building Materials In keeping with the desired palette, detailing and overall richness of the Town Center Core, exterior building materials should attempt to break down the bulk and mass. Examples include stone, brick, and small concrete blocks. Monolithic exterior material, such as concrete panels, will require extra articulation and detail to reduce the building s bulk and establish human scale. Response: The proposed materials break down the building form to reflect the use and desired transparency on the interior. The corner of McCaslin and Marshall embraces the most iconic massing with the gable form. A 3-6 concrete base is included on the West façade to further break down the façade and align with this section. Additional emphasis was placed on enhancing the human scale of the West façade by adding three windows in a natural lap wood siding material. Building materials used at the lower floors adjacent to public street frontages should respond to the character of the pedestrian environment through such qualities as scale, texture, color and detail. Special focus will be placed on buildings fronting the Town Center Core. Response: While our building is not multiple stories in height, and does not front the Town Center Core, we included the concrete base and three pedestrian-scaled windows along McCaslin as described in the comment above. Additional focus in our materiality can be found in the texture of the proposed materials. The standing seam siding will provide an enhanced shadow line where used, and the charred wood provides a unique texture found in a natural building material. High quality, regional and durable building materials shall be selected to create an enduring contribution to the community. Page 7 of 12

8 Response: The primary proposed materials (glass, standing seam metal siding, and charred lap wood siding) are all of higher development cost than a traditional stucco, hardi-panel, or stone application and were selected to compliment the form while aligning with the brand image of the proposed tenant. Environmentally sound building design, construction techniques and materials such as solar, natural lighting, low flow water fixtures, recycled materials, high sound absorbing and energy insulating materials, and low/no VOC s content and low VOC emitting materials. Green roofs are permitted. Response: The construction of the building will be in accordance with best general practices, and the Tennant Improvement (not part of application) will incorporate as many of the above characteristics as feasibly possible. Building colors should be consistent with those colors in the Town Center and can be found in Appendix C, Architectural Color Palette. Response: The proposed colors and materials align with Appendix C, as shown below. While the guidelines request high-quality materials such as sandstone or brick should be used, it also states that other acceptable materials may include wood, architectural metals, metal panel systems, and glass (see Appendix C, Page C-3). Proposed Color Palette from Appendix C (highlighted in red): *Standing Seam metal in a White/Off-White color, which has also been used in the Centerpointe Development and Element Hotel. Proposed Materials Palette from Appendix C (highlighted in red, colors natural or as shown above): Page 8 of 12

9 Sloped roof materials and articulation should be consistent with the roofs in the Town Center. Response: Appendix C does not show examples of colors for a standing seam metal roof. Because our roof and vertical wall surface are the same material, the color selection was pulled from the Primary Color Palette. The exterior palette shall be limited to three primary materials per building to maintain a simplicity and control with the architectural character. Response: Three primary materials are proposed: (1) Glass, (2) Architectural Standing Seam Metal Siding, and (3) Charred Wood Lap Siding. Alignment with STC Guidelines 7.5 Relation of Building Exteriors to Pedestrians The ground level of the building along sidewalks and public ways shall be vibrant and pleasant to the pedestrian. Response: The streetscape along the public ways surrounding our site is an enhanced planting experience between the sidewalk and our building. A tree lawn was also provided along Marshall to enhance the pedestrian experience. Additionally, a plaza space was created in front of the proposed building to further enhance the connection of the pedestrian to outdoor spaces. As outlined in the above sections, the site size has also been contained to maintain the public space for Park 1. Page 9 of 12

10 Primary entries must be accessible from the parking. Consideration will be given to providing entrances facing transit stops, major off-street pedestrian ways, or activity areas located near the building. Response: The main entries (North and East) are accessed directly from internal side sidewalks and crossings. ADA spaces are also located directly adjacent to the building entries. Intuitive wayfinding techniques and special architectural features will be implemented to emphasize building entrances, and must be enhanced with at least three of the following features: Response: (2) Overhangs; (6) Peaked roof forms; (8) Outdoor patios; (9) Display windows; (11) Planters. Alignment with STC Guidelines 7.6 Service, Trash, and Loading Areas Service and delivery to large buildings are often unsightly. Every effort shall be made to reduce the impacts of service and delivery areas through the creative use of architectural and landscape screening techniques. Response: See included landscape plan, intensive landscape screening is proposed, and the trash enclosure has been relocated to the South service drive aisle to limit public exposure. Service is anticipated to require a trash pickup frequency of 2 times per week. Alignment with STC Guidelines 7.7 Special Guidelines for Buildings Adjacent to US 36 and McCaslin Blvd. Buildings located along Marshall Road and McCaslin Blvd. shall be designed to address the street, to engage the interests of multi-modal traveler. Additional building mass and distinctive architectural elements will be provided at building entries. Response: Given the unique nature of the proposed use (EV Sales and Service Center), significant effort was put into providing a well-fronted building along Marshall where the primary activity will be taking place. To address Marshall, the façade is enhanced by 65% glass, a unique off-set gable roof form, and outdoor patio. While McCaslin is not the primary front door, we have broken the mass by both material and change in massing plane with varying roof heights and clerestory windows, which skillfully hide the service functions internal to the building. A landscaped and tree-planted corridor along both McCaslin and Marshall enhance the multi-modal traveler experience thru our site, to adjacent developments, and the future Park 1. The other influencer of our site is the proposed Park 1 design, which our proposed project recognized to not be a back door but rather face with a transparent window line. We ve located a secondary entry point on this (East) Elevation, similar to the entrance locations of the adjacent Centerpointe development. Sheet A-03 Building Signage The proposed location for tenant signage is shown as outline forms. The tenant signage for our project is intended to be treated as an integral part of the façade in addition to signage and wayfinding devices, so the scale and placement on the building has been carefully considered. Per STC guidelines, 655 linear feet of signage is allowed, currently SF of signage is shown, roughly 25% of capacity. Typically, exterior signage will run until 11:00pm, but the interior show room floor will stay lit at night. Page 10 of 12

11 We acknowledge that the Town will also require a sign at the corner of McCaslin and Marshall, which is currently located on the site plan sheets. Our sign type 005 is intended to sit adjacent or connected to this monument sign. Attachment A: Illustration at Corner of McCaslin Blvd. and Marshall Road Illustration looking SouthWest at Marshall Road Page 11 of 12

12 Illustration at Front Entry Illustration viewing Project from Park Page 12 of 12