Park Place Condominiums 990 Park Avenue West Project Narrative July 18, 2018

Transcription

1 Park Place Condominiums 990 Park Avenue West Project Narrative July 18, 2018 BUILDING + SITE NARRATIVE Park Place Condominiums is a 48 unit for sale condominium building located at 990 Park Avenue West the southeast corner of the intersection of Park Avenue West and Curtis Street. The project site is 12,313 SF (0.283 acres) and is bound by Curtis Street to the northwest, Park Avenue West to the northeast, an improved 20 commercial alley to the southeast and an existing 1.5 story commercial/industrial structure to the southwest. The proposed 5-story building consists of a 2-level concrete podium of parking (one level subgrade) below 4 levels of wood framed residential units. The ground level parking is wrapped with efficiency residential units and has a 13 floor-to-floor height. Levels 2-5 have a 11-3 floor-tofloor height. Total building height is 64-0 including parapets. A total of 42 parking spaces (including 1 dedicated loading and 2 ADA) are provided in the subgrade and ground level enclosed parking structure. The ground level parking is wrapped with residential units and building support spaces and is not visible from the street. Both parking levels are accessed via the alley. Finish floor elevation of Level 1 is approximately 2-0 above the sidewalk at the corner of Park Avenue and Curtis Street to satisfy grading requirements and constraints imposed by 100-year flood information. The primary building entrance at the corner of Park Ave and Curtis Street is located at sidewalk grade (requiring internal circulation to Level 1 FFE). Street level access is provided via a short stop on the elevator as well as stairways. Street level residential stoops and entries are located above the sidewalk by 5 to 16 inches. Level 1 consists of (5) SF affordable, micro-residential units and building amenity/support surrounding secured resident parking. Levels 2-4 consist of 11 residential units per floor. Unit breakdown is: (7) 680 SF studios, (1) 710 SF 1 bedroom and (3) SF 2 bedroom. Level 5 consists of 10 residential units and common amenity spaces. Units breakdown is: (7) 680 SF studios, (2) 1000 SF 2 bedroom units, (1) 710 SF 1 bedroom unit. A shared lounge and roof top terrace space are also provided The 20% Green Roof requirements will be met on the primary roof structure. BUILDING CHARACTER The Park Place Condominiums embrace the existing character of the vibrant Arapahoe Square neighborhood and neighboring Curtis Park Historic District while leading the path forward for creative development. By blending contextual building materials and form with modern design elements, the building pays homage to the history of the place while developing an exciting, clean and timeless aesthetic for future design. Situated at the prominent intersection of Park Avenue West and Curtis Streets, the building is anchored by a glazed chamfered corner containing the building s primary stair. 1 of 18

2 Along the primary street facing facades, a mix of brick veneer and a randomized system of board and batten siding celebrates the historic building typology and articulation of the area while introducing a durable, clean and timeless material palette for the future. Taking into consideration the following Guiding Principles, this document outlines how the building design addresses the objectives of the Arapahoe Square and Guidelines. Our responses can be found after the applicable standard or guideline and are in blue for clarity. GUIDING PRINCIPLES Sense of Place Design will promote a vibrant sense of place. The building is grounded in the neighborhood with a well-defined street frontage along both Park Avenue West and Curtis Street, providing a continuation of the urban edge established by adjacent buildings. The building s primary entrance at the corner of Park and Curtis anchors 990 Park in the urban fabric, while ground level entries to residential units provide a varied sense of place along both primary streets. Wide amenity spaces with street trees, planters with integrated seating and bike parking shield the pedestrian sidewalks on the street side while a creative and textural street level building façade enhances the pedestrian experience. Human Scale Design will be scaled primarily to encourage an active pedestrian environment. To enhance the pedestrian environment, the building form is broken down to reflect traditional building size and mass. The street level public realm is accentuated by the strong a strong masonry form and inset accent brick both grounded with a concrete base. At the remaining street facing façade areas, a system of vertical siding with randomly sized battens provides an intriguing materiality and texture. Creativity Innovation and Unique design solutions will help define a unique future character While the overall form and regulating articulation of the building emulate the historic context in form and materiality, 990 Park embraces several unique building material and fenestration design solutions intended to spark interest, enhance the public realm and contribute to the evolution and character of Arapahoe Square. Context Design will consider surrounding buildings and adjacent neighborhoods to create an interconnected district with fluid transitions The building utilizes building form, traditional masonry, articulation consistent with traditional Arapahoe Square and surrounding district building typologies. This strong contextual relationship allows the building to integrate creative solutions to urban living and provide a transition between Arapahoe Square and adjacent neighborhoods. Sustainability Design will promote social, economic and environmental sustainability This for sale-sale condo project aims to fill a void in Denver s current housing market and provide a sustainable model for future development. The building incorporates sustainable streetscape design, durable materials and roof top planting. 2 of 18

3 1.0 SITE DESIGN STANDARDS & GUIDELINES STREET FRONTAGE To locate and orient buildings to create a well-defined street frontage that promotes a vibrant pedestrian experience To provide a variety of experiences along the street frontage To link the street frontage to activities in adjacent buildings Design Standard 1.01 Buildings shall be located to clearly define a pedestrian-oriented street frontage a. Buildings located at or near the primary street zone lot line to frame the sidewalk. The building is placed at or near the property line for the extent of both Park Ave and Curtis Street and provides a continuation of the urban edge established by adjacent properties Residential frontages should provide transition between adjacent sidewalks and private residences a. Building located at or near the primary street zone lot line with primary entrance/lobby areas at the sidewalk edge Primary building entry is located at the chamfered building corner at the intersection of Park Ave and Curtis Street, embracing the intersection of the two primary streets and firmly anchoring the building in the urban fabric. d. Stoops or small private yard areas Ground level residences have entrances set back from the sidewalk edge providing a break from the public realm Street frontages should respond to the surrounding context a. Where pedestrian activity is low and/or safety is a primary concern, locating facades at or near the primary street zone lot line is appropriate. The building is designed at or near the zone lot line and minimizes locations that promote loitering. Additionally, residential entrances are recessed into the building strategically to provide a sense of removal from the public realm while limiting the amount of recessed/covered space available for unwanted loitering. ENHANCED SETBACKS & OPEN SPACE Standards and guidelines pertaining to enhanced setbacks and open space are not applicable to this project. VEHICLE ACCESS To minimize conflicts between vehicles, pedestrians and cyclists Vehicle entrances are located off the alley To reduce the visual impacts of vehicle access to the Public Realm Vehicle entrances are located off the alley To promote the use of alleys as the primary means of accessing vehicle parking, loading and service areas 3 of 18

4 Vehicle entrances and trash are located off the alley Vehicle access shall be taken from the alley Vehicle entrances are located off the alley Vehicle access points shall be designed to minimize impacts of the pedestrians The building form responds to the required pedestrian sight triangle at the alley entrance to ensure safety and visibility of pedestrians walking on Park Avenue. d. Consolidating vehicle access points with service areas Vehicle entrances and trash enclosures are both are located off the alley 1.28 Vehicle access doors should incorporate high quality finishes that are consistent with the building. High quality perforated steel overhead rolling access doors consistent with the design aesthetic are proposed. PARKING BICYCLE PARKING To promote sufficient bicycle parking, especially adjacent to existing and planned bicycle facilities. To ensure the bicycle parking is located in a highly visible and accessible area near pedestrian circulation To ensure that bicycle parking is safe and secure To promote a multi-modal network 1.38 Bicycle parking shall be located in active areas that are visible from the Public Right-of- Way a. Within 50ft of a pedestrian entry; and/or b. In an amenity zone All exterior bicycle parking is located within the amenity zone and within 50 ft of the primary building entry and/or ground level residential entries Bicycle racks shall not impede pedestrian traffic. Bicycle racks are located within the amenity zone and will not conflict with pedestrian traffic 1.40 Bicycle racks shall be located a minimum of 4ft from the street trees. Bicycle racks are located more than 4ft from street trees 1.41 Additional bicycle parking, beyond Denver Zoning Code minimums, should be provided whenever possible. a. High traffic pedestrian areas 4 spaces required by DZC, 12 are provided 4 of 18

5 1.42 Bicycle Parking should be located adjacent to Highly Active Uses to increase security and natural surveillance Bicycle parking is located adjacent to active uses/areas adjacent to residential entries Bicycle parking provided in addition to minimum Denver Zoning Code requirements should incorporate creative designs. All bicycle parking is located in the Public right-of-way and will comply with Denver Public Works requirements SERVICE AREAS & UTILITIES To minimize the visibility and impact of service areas to the Public Realm To reduce the conflicts between servicing, activities, pedestrians and cyclist To promote the use of alleys as the primary means of accessing service areas and utilities To encourage utility and service areas to be consolidated with other vehicle access points Service, utility and loading areas shall be located on the alley, or within the building mass, and away from pedestrian areas such as sidewalks or Open Space. Trash service is located within the L1 garage. Transformer is located off of the alley, incorporated into the footprint of the building and enclosed with a high-quality gate consistent with the garage access doors and building aesthetic Service, utility and loading areas shall not be located adjacent to Enhanced Setback, Open Space areas or pedestrian entries. Service, utility and loading areas are located on the alley or within the L1 garage with access from the alley Adequate service area lighting shall be provided to promote safety. Lighting is integrated into the ceiling above garage entries. Additional wall mounted lighting is provided to adequately luminate the transformer enclosure Ventilation shafts, grates, and other site servicing equipment, shall be located away from the Public Realm Such equipment will be directed away from the public realm. Transformer will be shielded from the public realm with a high quality architectural metal gate incorporated into the building massing Dumpsters shall be located and designed to promote safety and minimize visual impacts. a. Recess dumpsters from the Public Right-of-Way. Dumpsters are located within the L1 garage b. Screen dumpsters with high-quality materials and/or landscaping that is consistent with building design Dumpsters are located within the L1 garage c. Secure dumpsters to prevent access by non-service personnel. Dumpsters are located within the L1 garage and will only be accessible to building tenants and service personnel. 5 of 18

6 1.49 Rooftop mechanical, electrical and telecommunications systems shall be screened to minimize visibility from the primary street or adjacent neighborhoods. Rooftop mechanical equipment will be shielded from view by the parapet per DZC. Design Guideline 1.50 Service areas should be combined with vehicle access points when possible to minimize pedestrian and Public Realm impacts. Service areas are located within the L1 garage or in the alley adjacent to the vehicle entry points 6 of 18

7 2.0 BUILDING DESIGN STANDARDS AND GUIDELINES BUILDING MASSING & SCALE To encourage varied building massing that promotes a sense of place through creative and innovative Human Scale designs To promote creative and innovative building massing To encourage context-sensitive building massing To promote integrated building massing across zone district boundaries 2.01 Buildings shall promote an overall sense of Human Scale b. Clearly define the Street Level Street level is clearly defined by the materiality and articulation of the dual plane and dual colored brick masonry façade with integrated, recessed unit entries. A durable concrete base grounds the building within the pedestrian realm. c. Use materials that convey scale in their proportion, detail, and form. Materials applied to provide the appearance of units, panels or modules help to convey a sense of scale The primary brick façade and recessed accent dark brick are used on the street facing façades providing a varied, human centric sense of scale reminiscent of typical building size, typology and form Smaller buildings with less than approximately 125 feet of primary street frontage should incorporate coordinated massing techniques on the Lower Story Façade. Material change at the inset brick area between the street level façade and lower story façade as well as material and plane change at along the facades at Park and Curtis create variation in massing promoting a sense of human scale When a building is located adjacent to a lower-scale building, it should incorporate features that establish compatible scale relationship. b. Building modules that reflect the size and shape of adjacent lower scale buildings A strongly articulated street level façade relates in scale to the adjacent 1.5 story building to the southwest BUILDING MASS & SCALE - ARTICULATION To promote & reinforce building massing techniques To ensure cohesive façade designs To promote visually interesting building facades To maintain a sense of Human Scale 7 of 18

8 2.09 Primary Street-Facing Lower and Upper Story Facades shall incorporate vertical & horizontal articulation techniques that reinforce the massing techniques described in design standard 2.03 a. Façade plane changes of a minimum of approximately 2-3 inches The street facing facades are broken into two primary massing elements of varying materials brick and random batten paneling with a 5 difference between planes. Additionally, the secondary brick material, inset within the primary masonry building form is recessed 5 from the primary brick surface and includes recessed stoop/entries for residential units. c. Horizontal projections/banding A strong horizontal awning above the inset, secondary brick areas projects approximately 14 inches from the face of the brick, providing a clear sense of building rhythm and pedestrian scale. d. Window composition/design Window patterning, while appearing untraditional, follows a strictly regulated pattern of 2-6 modules aligning both vertically and horizontally. Punched openings are recessed 4 to 6 inches and are accentuated with a dark sill. e. Balconies or terraces At the Curtis Street façade, the building is stepped back the 5 th floor to provide a street facing rooftop amenity terrace. f. Material Changes The street facing facades are broken into two primary massing elements of varying materials brick and random batten paneling and a secondary brick material, inset within the primary masonry building form Articulation techniques used on a Lower Story Façade shall continue around an alley corner for approximately 25 feet of the Alley facing Façade. The random batten paneling wraps the building along the alley façade, gradually transitioning from the random pattern to a more regulated system as the façade progresses down the alley Façade articulation shall holistically support the building form. a. Using façade articulation techniques to reinforce the overall pattern of building massing. The overall massing and articulation of the building is cohesive along the building facades ensuring an integrated design and reinforcing the overall massing technique. Both vertical and horizontal alignment enhance the quality of design and overall feeling of unity between various building elements Articulation techniques, such as a change in materials or setback, shall be used to highlight structural building modules and differentiate building uses at the Street Level The continuation of the primary brick façade to the strong concrete base emerging from the pedestrian realm roots the building structurally while the inset secondary brick material provides a visual acknowledgement of the residential units at street level. The transition between masonry and random batten paneling further divides the building mass into a more traditional scale Visible Façade areas shall incorporate features to enhance visual interest and avoid the appearance of long blank walls. a. Articulation consistent with design standard 2.09 Reference response to 2.09 for conformance b. Transparency consistent with standards for Primary Street facing Facades 8 of 18

9 Street level transparency for both Curtis and Park are at or above the 40% activation/transparency DZC requirement for residential buildings 2.15 Façade articulation should generally promote a façade rhythm that relates to typical street and lot dimensions in Arapahoe Square The overall building massing is broken into two major forms of masonry and vertical batten siding punctuated by the signature glazed corner element Horizontal articulation elements should align with the roof lines or articulation on adjacent buildings, when possible. The floor to floor height at the street level, along with the horizontal awning elements align with adjacent building articulation Where balconies and terraces are provided, they should be integrated in the vertical and horizontal articulation systems. The balconies are incorporated into the massing of the building. UPPER STORY SETBACK Standards and guidelines pertaining to upper story setbacks are not applicable to this project STREET LEVEL DESIGN To promote an active pedestrian area with Human Scale design features at the Street Level To clearly define a prominent pedestrian area 2.23 A pedestrian-oriented Street Level shall be clearly defined for each street-facing façade a. Awnings and canopies The primary building entrance on the chamfered corner sits below the overhang of the glazed stair enclosure above while the residential entries and areas of inset brick are covered by a horizontal steel awning The Street Level shall be articulated to promote a Human Scale building frontage. a. Recessed entries Ground level unit entries are recessed strategically to provide a sense of entry while also discouraging unwanted loitering. c. Changes in Street Level setback Materiality changes along the street level creating a sense of variation and human scale The Street Level shall incorporate a substantial floor-to-floor height to promote visual prominence a. An approximately 12ft floor-to-floor height minimum is appropriate for a Street Level occupied by residential uses. c. Taller Street Level floor-to-floor heights are encouraged. A 13ft floor-to-floor height is proposed for the street level, primarily occupied by residential uses. 9 of 18

10 2.26 Canopies and Awnings used to define the Street Level should be integrated into the building design. The building overhang at the primary entrance aligns horizontally with fenestration, material changes and the horizontal awnings along both street facing facades. STREET LEVEL DESIGN BUILDING ENTRIES To activate the Street Level and integrate pedestrian circulation into building design To provide a high number of Street Level entries into active uses to encourage pedestrian activity To ensure that pedestrian entries are clearly visible 2.28 Pedestrian entrances shall front onto a public street or street facing Open Space. All building entries open onto a public street The design of primary entries shall respond to the Street Level building use. b. Locate residential entrances no more than approximately 3 feet above the level of the adjacent sidewalk. The primary residential entrance vestibule is located at the level of the adjacent sidewalk. Ground level residential entrances are located between 5 inches and 1.5 feet above the adjacent sidewalks Pedestrian Entrances should be integrated into a signature building element whenever possible The primary building entry is located on the prominent chamfered corner at Park Avenue and Curtis Streets below the overhang of the signature glass enclosed stair corner For buildings with multiple tenants, façades should be divided into narrow widths or bays and provide multiple secondary access points to animate the street. Multiple residential entrances are integrated into the street level façade providing access to ground level units. FAÇADE DESIGN WINDOWS AND TRANSPARENCY To encourage facades that create a sense of Human Scale To encourage visually interesting façade designs that creates an interplay of light and shadow on the building s surface To enhance safety with eyes on the street To ensure that building activities are visible from the Public Realm To ensure that building facades do not cause glare of negative impacts to the Public Realm 10 of 18

11 2.33 Street Level transparent façade areas shall be located to provide visibility into the Street Level Active Uses required by the Denver Zoning Code. Transparency is provided at or above the 40% residential building requirement of the DZC Street Level windows shall be transparent glass with a maximum reflectance of approximately 0.15 that allows for pedestrians to view the activity within the building. Glazing will comply with transparency/reflectance requirements Lower Story Facades, excluding the Street Level, shall incorporate a minimum of 50% transparent glass with a maximum reflectance of approximately Transparency is provided to meet these requirements on the street facing facades Exterior reflective coatings shall not be used on transparent window glazing. In compliance Windows openings shall be designed to provide depth of detail of the façade. a. Recessing a window opening a minimum of 4 to 6 inches behind the façade Punched openings will be recessed 4-6 inches behind the façade 2.41 Balcony railings should not significantly block visibility of façade areas used to meet transparency standards. All balcony railings are open steel Landscaping should not significantly block transparent window areas at the Street Level. All landscaping provided is in the street amenity space and does not significantly block the street level transparent facades. FAÇADE DESIGN BUILDING MATERIALS To ensure that building materials used on any Visible Façade provide visual interest and a sense of Human Scale To discourage building materials that produce flat or featureless surfaces on any Visible Façade To encourage the use of innovative, high-quality and sustainable materials To promote the use of durable building materials and material treatments To ensure that building materials are integrated into a cohesive façade design 2.44 Building materials used on a Primary Street-Facing Façade shall be of a proven durability. A durable material pallet of concrete, brick masonry and painted, random batten fiber cement paneling are used on the Primary Street Facing Facades Building materials used on a Primary Street-Facing Façade shall be properly finished and detailed. High quality detail shall be provided by the architect and coordinated in the field with the contractor. 11 of 18

12 2.46 The pattern of building materials used on the Lower Story Façade shall continue around an alley corner an alley corner onto approximately 25ft of the lower stories of the Alley Facing Façade. The random batten paneling wraps the building along the alley façade and interior façades gradually transitioning from the random pattern to a more regulated system as the façade progresses down the alley Any change in materials shall be combined with a variation in the wall planes. All material changes are provided at areas of variation in wall plane Cementitious Stucco shall not be used on more that 50% of the Lower Story Façade. No cementitious stucco is utilized in this building design Fiber Cement Siding materials shall not be used on more that 50% of the Primary Streetfacing Façade A system of random batten width, vertical fiber cement siding is used on street facing facades at a level less than 50%. The system utilizes a common, durable building material in an innovative manner to elevate the quality of the building EIFS and other synthetic stucco materials shall not be used on a Primary Street-facing Façade, Visible Façade or Building Façade Adjacent to a Historic District. No EIFS or synthetic stucco products are used in the design Building materials should be selected and applied to convey a sense of Human Scale a. Adding visual interest through texture, finish and detailing Both brick masonry and random batten siding provide texture at the street level and convey a varied sense of human scale. b. Applying materials in units, panels or modules that produce shadow lines to help convey a sense of scale Brick as the primary building material along with the batten siding and punched windows break the massing of the building down to a human scale at various levels Any change in building materials should occur at the inside corner of a variation in the wall plane. In compliance 2.53 Carefully detailed materials should be used to reinforce building mass, scale and articulation techniques. High quality detail shall be provided by the architect and coordinated in the field with the contractor Cementitious Stucco should not be used on Upper Story Façade areas that may be difficult to reach or maintain. No cementitious stucco is utilized in this building design FAÇADE DESIGN DESIGNING FOR SIGNAGE To ensure that façade designs consider potential future locations or pedestrian oriented signage 12 of 18

13 To encourage façade designs that promote harmonious relationships between overall building mass and scale, architectural features and potential future signage 2.56 Façade designs shall consider potential future locations for pedestrian-oriented signage. Location is provided for primary building entry number signage above primary entry door at the corner of Curtis and Park 2.57 Where applicable, façade designs shall consider locations for potential large-scale building identification signage. b. Reserving an area along the roof parapet, or integrated into a roof cap feature, for future large-scale building identification signage. Need for future signage is not anticipated due to the residential nature of the building 2.58 Overall building design or architectural features should be used to market building tenants rather than signage, whenever possible. a. Using building massing techniques to create projecting or recessed façade elements that emphasize storefronts or tenant entries. Primary building entry is at the prominent glazed façade, beneath a building overhang at the corner of Park Avenue and Curtis Street. b. Locating architectural features to highlight storefronts or tenant entries. The prominent glazed corner overhang highlights the primary building entrance and relates to the steel awnings located at the brick inset and over street level residential units. c. Incorporating building address signage into the design of the façade. The building address shall be incorporated into the design of the steel element at the building overhang above the primary entrance. STRUCTURED PARKING DESIGN To promote structured parking designs that are compatible with the character and quality of the overall building façade and adjacent building facades. To minimize visual and physical impacts of parked cars on the pedestrian experience Parking is surrounded by residential units and not visible from the public realm Parking access points, service areas and ventilation shall not adversely affect the Public Realm. a. Whenever possible, provide parking access and related services for the alley. Parking access and series are accessed from the alley. b. Do not place mechanical ventilation systems for the parking on the Primary Street facing Façade. Ventilation for parking will not be visible from the Primary Streets Alley-facing Facades of parking structures that are adjacent to non-parking uses should be designed to mitigate impacts on neighbors. a. Screening of façade openings Parking is fully enclosed within the building mass; garage entrances are of high quality material. 13 of 18

14 SPECIAL CONTEXTS & BUILDING FORMS - INCENTIVE BUILDING FORMS Standards and guidelines pertaining to incentive building forms are not applicable to this project SPECIAL CONTEXTS & BUILDING FORMS HISTORIC TRANSITONS To maintain and highlight Historic Resources in and around Arapahoe Square To promote high-quality, four-sided, design on facades, including structured parking, that may be visible from an adjacent Historic Resource To promote design compatibility on building facades that are adjacent to Historic Resources 2.83 A Facade Adjacent to a Historic Resource shall incorporate design features consistent with the design standards and guidelines for Primary Street-facing Facades. a. Articulation consistent with design standards and guidelines on page See compliance with standards and guidelines A Facade Adjacent to a Historic Resource shall incorporate a minimum of 60% Masonry on the Lower Story Façade a. Brick 60% of the façade of the lower stories above street level are clad in brick at both the Curtis and Park facades Where Masonry is not used, a Facade Adjacent to a Historic Resource shall meet the building material standards and guidelines for Primary Street-facing Facades. Where brick is not used, high quality, durable materials are utilized. High quality detailing, texture and articulation enhance the pedestrian experience and compliment the quality of building in the nearby historic district 2.86 The mass and scale of a new building should reflect mass and scale characteristics of an adjacent Denver Landmark Structure or an adjacent Contributing Structure in a Historic District. b. Use of building modules that reflect the size and shape of adjacent historic buildings The form of the building is divided by materiality to reflect a size and shape appropriate to the neighboring historic district The pattern of windows and openings on the Primary Street-facing Facade of a new building should reflect the pattern of windows and openings on an adjacent Denver Landmark Structure or an adjacent Contributing Structure in a Historic District. Window patterning, while appearing untraditional follows a strictly regulated pattern of 2-6 modules aligning both vertically and horizontally. Punched openings are recessed 4 to 6 inches and are accentuated with a dark sill.. 14 of 18

15 3.0 KEY STREETS DESIGN STANDARDS & GUIDELINES DESIGN STANDARDS FOR PARK AVENUE WEST To provide a building scale transition along Park Avenue West between Arapahoe Square and lower-scale neighborhoods to the northeast To provide flexibility for creative Upper Story Setback designs that provide a building scale transition to neighborhoods to the northeast 3.14 Buildings designs on Park Avenue West shall incorporate features that promote a compatible transition to the Curtis Park Historic District. a. Use of Masonry building materials on the primary Street-facing façade. Masonry is utilized on the Park Avenue facade b. Use of massing and articulation techniques that reflect typical rhythms in the adjacent Historic District The lower story façade above street level is broken down into smaller material masses to emulate a historic size and scale. DESIGN GUIDELINES FOR ARAPAHOE & CURTIS STREETS To promote development of Arapahoe Street as a pedestrian gateway into Arapahoe Square, connecting Skyline Park through to Curtis Park To provide a pedestrian and visual connection along Curtis Street between Mestizo-Curtis Park to the northeast and the Denver Performing Arts Center to the southwest To promote innovative, environmentally friendly stormwater management techniques on Arapahoe Street and Curtis Street 3.18 The street frontage along Arapahoe Street and Curtis Street should incorporate features that promote pedestrian and bicycle use. c. Unique paving materials or pedestrian lighting building into the paving system Pedestrian amenity space is distinguished from the sidewalk through the use of permeable pavers. d. Pedestrian-scale lighting Lighting integrated into the raised planters along with wall mounted sconces and integrated soffit lighting at the building entries will provide pedestrian lighting Streetscapes designs on Arapahoe Street and Curtis Street should promote pedestrian activity a. Wide, unobstructed sidewalks A 7-foot concrete walk will be provided. 15 of 18

16 4.0 STREETSCAPE DESIGN GUIDELINES AMENITY ZONE & STREET TREES To provide definition between vehicular and pedestrian use areas To create a cohesive public street experience along both sides of the street and between blocks To introduce natural elements to the street and Public Realm To encourage low maintenance amenity zone designs that retains their quality over time To encourage amenity zone designs that help maintain a safe Public Realm To encourage amenity zone designs that promotes environmental sustainability 4.01 The Amenity Zone should incorporate a variety of pedestrian oriented amenities. a. Street trees Street trees are provided within the amenity zone along Curtis Street and Park Avenue. Trees will be planted within curbed areas. b. Paved pedestrian use areas The amenity zone adjacent to the pedestrian sidewalk is paved with permeable pavers. c. Street furniture and pedestrian-scale lighting Pedestrian scale lighting is provided along the face of the building through the use of wall mounted down-light sconces. Pedestrian lighting is also integrated into the raised planters to further illuminate the pedestrian realm Amenity Zone design and location should protect pedestrians from moving traffic. An 8-foot amenity zone will be provided along both primary streets to separate the pedestrian realm from vehicular traffic Trees planted in the Public Right-of-Way should follow current Office of the City Forester municipal codes and rules and regulations. All trees are proposed trees will be planted in accordance with current City Regulations Trees should be plated in the amenity zone at intervals that will provide a full canopy when trees reach maturity. All trees are proposed trees will be planted in accordance with current City Regulations Tree shape should generally be consistent along the same side of the block, while maintaining species diversity. All trees are proposed trees will be planted in accordance with current City Regulations Street tree species should be adapted to the harsh conditions of a dense urban environment. All trees are proposed trees will be planted in accordance with current City Regulations Planting areas should be designed to protect trees b. Use of features that retain crusher fines or other ground covers in the tree bed. A curb shall be provided at the tree bed to retain ground cover and protect the trees. 16 of 18

17 4.09 Tree pits should be designed to support the root system of mature shade trees. a. Dimensioning tree pits by at least 5 ft x 15 ft All tree pits will be compliant and provided within curb d. Using permeable pavers Permeable pavers are proposed for the extent of the amenity zone Use of tree grates should be avoided whenever possible to promote healthier and longerliving trees. Trees will be provided within curbed planters Where they are used, tree grates should accommodate mature trunk sizes and incorporate features to protect trees from locked bikes. Tree grates shall be provide as required by City Regulations. Bike parking is provided adjacent to tree locations to discourage bike locking to trees Landscaping used in the amenity zone should be hardy and drought tolerant. a. Trees and ground covers may be more appropriate than smaller shrubs that often do not survive over time. Drought tolerant trees and plants shall be provided and will consist of deciduous shrubs, ornamental grasses and perennials Amenity zone designs should promote long-term maintenance a. Use of integrated irrigation systems An automatic irrigation system shall be provided to all trees and planters Amenity Zone design adjacent to multifamily residential projects should consider pet-related impacts b. Provide plantings or hardscape areas that can survive impacts related to dogs or other pets Planted areas are raised to discourage pet use and the remainder of the amenity space is hardscaped with permeable pavers. c. Avoid locating lawn areas in the Amenity Zone that cannot survive overtime. No lawn space is proposed Low impact Development (LID) storm water management systems should be integrated into the amenity zone whenever possible. e. Permeable paving Permeable pavers are proposed for the Amenity Zone STREETSCAPE PAVING To clearly define pedestrian use areas To encourage creative paving designs that help create a unique sense of place To define different elements of the streetscape with distinct paving To promote paving designs that help manage stormwater 4.17 Paving materials and treatments should be used to differentiate key elements of the Public Right-of-Ways a. Using distinctive paving to differentiate the amenity zone from the pedestrian sidewalk 17 of 18

18 Permeable pavers are used at the Amenity Zone to clearly delineate between the amenity space and the pedestrian sidewalk 4.18 Permeable paving systems should be incorporated into streetscape designs to allow natural stormwater drainage An easily maintained, permeable paving system in compliance with public works shall be provided to allow for natural stormwater drainage. STREETSCAPE FURNISHING & LIGHTING To promote a comfortable, safe and clean pedestrian environment To invite pedestrians to linger with a rhythm of respite areas within the streetscape To ensure the long term success of the streetscape through furnishings and lighting that maintain their quality over time To promote creative streetscape furnishing and lighting designs 4.19 Streetscape furnishings should be provided to encourage pedestrian activity a. Benches A bench area is integrated into the raised planters along both Park Avenue and Curtis Street b. Planters Planters are proposed on both Park Avenue and Curtis Street. c. Bicycle Racks Bicycle racks are provided on both Park Avenue and Curtis Street Streetscape furnishings and lighting should be durable and suitable for outdoor conditions All proposed materials and installations will be of durable, commercial grade materials Streetscape designs should integrate pedestrian-scale lighting to encourage evening use and enhanced security Light will be provided from wall mounted, downlight fixtures on the building. Additional pedestrian scale lighting will be integrated into the planter/bench Streetscape designs should incorporate creative designs. a. Use of streetscape furnishings that serve multiple purposes such as planters with integrated seating. A bench area is provided on the sidewalk side of each raised planter Streetscape furnishing and lighting should enhance neighborhood safety. b. Ensuring that pedestrian use areas are well lit Sidewalk and Amenity Zone will be sufficiently lit by existing street lighting and proposed building mounted lighting and lighting integrated into planters 4.25 Where possible, pedestrian lighting should be integrated into streetscape design elements. b. Integrate lighting into planters Lighting shall be integrated into the planter/bench End of Project Narrative 18 of 18