STAFF BRIEF. Community Planning and Development Denver Landmark Preservation

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1 Community Planning and Development Denver Landmark Preservation 201 West Colfax, Dept. 205 Denver, CO p: (720) f: (720) STAFF BRIEF This document is the staff s comparison of the Secretary of the Interiors for Rehabilitation, Design for Denver Landmark Structures and Districts, the Landmark Preservation Ordinance (Chapter 30, Revised Municipal Code) and other applicable adopted area guidelines as applied to the proposed application. It is intended to provide guidance during the commission s deliberation of the proposed application. are available at Project: #2018-COA-260 LPC Meeting: July 24, 2018 Address: 2602 Welton Street Staff: Brittany Bryant & Historic Dist/DLM: Five Points Historic Cultural District Krystal Marquez Year structure built: C. 1880s-1950s Council District: #9 Albus Brooks Applicant: Craine Architecture Palisade Partners Past Action: Meeting Date: April 7, 2015 Description: Demolition of a Non-Contributing Structure Motion by: S. Elfenbein: I move to approve [demolition application] # [at] th Street, # [at] th Street, [and] # [at] Welton Street as per presented testimony, submitted documentation and information provided in the staff report with the condition that final design of the replacement structure be approved by LPC prior to demolition. Second by: K. Corbett Or D. Walter Vote: 6 in favor, 1 opposed (A. Zimmer), motion carries. Meeting Date: June 2, 2015 Description: Phase I: Mass, Form, & Context Review Motion by K. Corbett: I move to approve #251-15, 2650 Welton Street for mass, scale and context review per presented testimony, submitted documentation, and information provided in the staff report, subject to the following conditions: that the project return to LPC for design detail review, including additional information on existing condition at the Rossonian s northeast and south corners; and that the zone lot amendment application be provided prior to or simultaneous with the design detail submittal. Second by: D. Walter Vote: Unanimous in favor (7-0), motion carries. Meeting Date: April 17, 2018 Description: Phase I: Mass, Form, and Context Motion by H. Vasquez: I move to approve application #2018-COA-106 for the Phase I: Mass, Form, & Context of the proposed infill development at 2602 Welton Street Rossonian Block Redevelopment as per presented testimony, submitted documentation, guidelines 4.1 thru 4.11, 4.14 thru 4.17, 4.19 thru 4.25, 4.32 thru 4.33, 4.53, 4.56 thru 4.57, 4.60 thru 4.62, 5.1 thru 5.4 & 5.51 thru 5.52, information provided in the staff report with the following conditions: 1. That the upper story setback on the north side-near the Rossonian increase to a minimum of 5 feet; 2. that Phase II: Design Details will need further review and approval prior to commencing work. Second by: G. Chapman Vote: Unanimous in favor (9-0), motion carries. Project Scope Under Review: Infill Construction- Design Detail Review of a 9-Story Building Demolition: 2 residential structures, 3 commercial structures (approved 2015) Height: 108 Footprint: 150 X 125

2 Materials: Foundation: Concrete Secondary Base Massing: Brick Veneer Summit Brick Company in Regency Gold Smooth Secondary Upper Story Massing: 3-coat stucco Benjamin Moore in Eagle Rock in fine sand finish Storefront: Aluminum storefront in black with precast concrete kickplate graphite. Various operations, see pg & 4.50 Windows: Anderson 100 fibrex window in black, various operations, see pg Secondary Upper Story Massing Coping Cap: Berridge metal panel in matte black Patio & Balcony: Metal frame in matte black with clear butt joint glazing, see pg for balcony details Corner Base Massing: Brick Veneer General Shale in Coffee Bean Upper Story Massing: Brick Veneer General Shale in Addison Alley & interior lot base elevation: CMU Block Colorado Best Block in Gable Red 657 GF Second floor parking screen: Steel louver painted matte black, see pg Coping Cap, building base & upper story massing: Precast concrete in Mission Brown. Upper Story Massing window sills: Precast concrete in Mission Brown Upper Story patio Awning: C-Chanel steel awning in matte black, see page 4.45 Garage Door: Metal coiling door in matte black Sightline columns: Concrete in a natural finish Ground floor light fixtures: Wall mounted hooded Upper story wall fixtures: Wall mounted square sconce, see page 5.3 sconce, see page 5.3 Storefront entry lighting: ceiling mounted, see page Street Lights: New District standard fixture, see page (Note: LPC does not have purview) Chamfer entry and Residential entry: CIP Café Railing: 3 feet tall metal railing, see page 5.2 Concrete Paving, Gray, Sawn JTS, Sandscape finish, see page 5.1 Staff Summary: The property owner, Palisade Partners and its representative, Craine Architecture is proposing to construct a new 9-story building at the corner of Welton Street and 26 th Street in the Five Points Historic Cultural District. The proposed infill is part of a rehabilitation of the Rossonian Hotel and block. The Rossonian Hotel will be rehabilitated with a new addition (to be reviewed at a later date). The Five Points Historical Cultural District is designated for its historical and geographical significance. The cultural district is made up of 98 parcels and approximately 80 buildings 9 of which are contributing structures (including the Rossonian Hotel). Redevelopment of this tract will help achieve redevelopment goals for this corridor identified in the Five Points Business District Vision Plan, the Five Points Business Improvements District, and the Five Points Historic Cultural District Design &. The new infill proposal will feature one floor of underground parking, activated street fronts with a commercial use and residential lobby on the ground floor, parking on the second floor, commercial office space on floors 3 and 4, and residential uses on floors 5-9. The massing has been articulated to have a 4-story building base at the corner, stepping down to 3- stories towards the Rossonian and alley, with an upper story setback of 10 feet (on Welton Street) for the middle massing and 15-foot setback (on Welton Street) for the 9 th floor massing. The Mass, Form, and Context approval originally had a 11-foot setback along Welton Street and a 16-foot setback for the 9 th floor massing. The change in setback was driven by the thickness of the brick material used on the upper story setback. The setback is within the required range for Welton Street (Standard 4.16). Finally, the upper story setback on the north side-near the Rossonian was increased to five feet to meet the LPC conditions. Additional changes to the approved Mass, Form and Context have been made on the 26 th Street and interior north elevation and the proposed upper floor patio trellis has been replaced with an awning structure. On 26 th Street, towards the alley the building base had to be redesigned to accommodate the required sightlines for vehicular access, a small portion of the façade has been recessed. On the north façade, the upper story setback windows have been redesigned to have different proportions due to their interior lot location. The proposed rooftop trellis on level four has been replaced with a steel awning. This awning has also been added to 8 th floor on the 26 th Street façade. The changes to the Mass and Scale approval are minimal and some required for the building/zoning code.

3 The building base will be clad in two colors of brick, to coordinate with the building massing. The bond pattern will be running and the building façade will have solider course detailing around the storefront and windows to help break up the massing. The upper story setback is clad in a contrasting, but complimentary, brick. The 9 th floor will be clad in a genuine 3-coat stucco system. The alley and interior north elevation will have CMU block cladding. The CMU is decorative, and portions of the alley façade are reserved for potential future public art space. The storefronts will be aluminum; four of the storefronts will be operable nana walls (sliding on Welton and folding on 26 th Street). All storefronts will have a precast concrete kickplate. Entryways will be recessed and have steps to meet the finish floor requirement of this district. All windows will be fibrex composite. On the building base the windows will have a double hung appearance with a more modern style window on the upper floor. The second-floor parking is screen by a metal louver that has a solid panel at headlight height. Registered Neighborhood Organization (RNO) RNO: Five Points Business District Meeting Dates: March 15, 2018 & April 3, 2018 & June 20, 2018 The Five Points Business District design review committee recommends approval of the Design Detail submittal. Additional RNO outreach: Uptown Healthcare District Urban Design Forum (February 28, 2018), Curtis Park Neighbors, Inc. (March 1, 2018), and Old San Rafael Neighborhood Organization (March 12, 2018). These RNOs reviewed the Mass and Scale, but not design details. Excerpted from Five Points Historic Cultural District Design & Guideline, August 2016 Building Mass & Scale 4.5 Buildings spanning over approximately 125 feet of street frontage shall incorporate one or more of the following techniques into the building base: c. Provide a change in building material or color along the foot module. The material change at the building base occurs along the 75 foot module. Upper Story Setback 4.21 If designing a rooftop deck, use it for private open space oriented toward Welton Street. a. Set back rooftop railings approximately fivefeet. b. Use simple, open railings to minimize the visibility of a rooftop patio from the street. Articulation 4.22 Articulation techniques used on streetfronting facades shall continue onto secondary and alley façades. The proposed rooftop deck will be limited in program and is oriented towards Welton Street and 26 th Street. The glass railing is not set back as the structure uses the minimal upper story setback, however the railing will be minimally visible. The building articulation continues onto all building façade. The alley and north facade at the building base is articulated with CMU block. This CMU block is decorative. Higher quality materials are used above the base where the façade is visible.

4 4.23 All facades shall incorporate vertical and horizontal articulation techniques that reinforce the cultural district context, while reflecting the building s own time. The façade materials are articulated to have both vertical and horizontal articulation that relates to the existing context Façade articulation shall holistically support the building form. The building is articulated with a running bond brick at the building base and the upper story setback. Additional design elements contribute to the overall horizontal and vertical articulation on both the building base and upper story, such as the building cornice, sills, steel accent element, and upper story accent element Blank walls shall be avoided. Appropriate techniques include, but are not limited to: Continuation of articulation. Incorporation of transparency. Incorporation of public art or other art works. Articulation 4.26 Design infill articulation to be compatible with the cultural district context. The alley and north interior lot façade on the building base have limited transparency. However the faced still has vertical and horizontal articulation. Public art may potentially be incorporated onto the alley façade. Proposed infill is articulated in a manner that relates to the cultural district Use simplified versions of architectural details typical to the district. Appropriate techniques include, but are not limited to: Belt courses Cornices Transoms Sign bands Kickplates Pilasters/piers Brick bonds and patterns Window rhythms and patterns The building base will have soldier coursing, a defined cornice, kickplates, pilaster/piers to provide details that are typical of the district. The upper floors have less ornamentation but have typical window rhythms and patterns as well as traditional windowsills. The brick bond is standard for the district Use vertical and horizontal articulation to reference typical articulation patterns in the surrounding context and to reduce the apparent scale of larger infill massing. Appropriate techniques include, but are not limited to: Shifts in wall plane. Differentiating materials across the facade. See Materials and Style standards and guidelines on page 72 for more information. A change in material color is proposed for the building base. Along the 75 foot module the vertical and horizontal articulation at the building bases differs to provide variation in the massing and reduce the apparent scale of the building. The building base and upper story feature contrasting, but complimentary brick. All brick will be in a running bond pattern.

5 Differentiating facade cornices and parapets. Vertical projections, including pilasters, columns, and other elements. Differentiating materials on the Building Base and upper stories. Variety of architectural ornamentation, including different brick bonds and patterns 4.29 Design infill to be recognized as current construction, while respecting the Character- Defining Features of the Contributing Buildings, the cultural district, and the surrounding context. a. Use simplified interpretation of architectural ornamentation found in the surrounding context or use a contemporary design that is compatible with historic articulation in the surrounding context. b. Acceptable design should be neutral and not detract from the cultural district s historic character. c. Use contemporary details, such as window moldings and door surrounds, to create interest and convey the period in which the infill was built. Proposed infill will be recognizable as current construction. The detailing is a simplified interpretation of the architectural ornamentation found in the district. The upper floors have a more contemporary appearance while the building base is more traditional in design Facade articulation should generally relate between the Building Base and upper story facades to avoid creating a visual disconnection between the Building Base and upper stories. The building base and upper story setback feature similar building materials and have windowsills. The 9 th floor is more contemporary in design; however, the window articulation is the same as the upper story setback. Façade Design 4.34 A pedestrian-oriented Street Level shall be clearly defined for each street facing facade. All of the street level features storefront activation along Welton Street and 26 th Street. Façade Design 4.37 Maintain typical rhythm of storefronts created by the existing building widths along the street. a. Proportion a new facade to reflect the established range of existing building widths seen in the surrounding context. b. Where a new building must exceed the typical building width, use changes in building configuration, articulation, or design features such as: The storefronts have 25 +/- module and will be activated. They will have kickplates, plate glass, and transoms above. All entries will be recessed The rhythm of storefront is typical of the cultural district.

6 » Materials.» Window rhythms and patterns.» Facade height.» Architectural ornamentation. c. Break the facade in modules that suggest existing building widths seen in the surrounding context Define the Street Level with a strong datum line and large storefront windows. The street level is defined by large storefronts creating strong datum lines. The residential entry will have a canopy structure to further define this entrance Canopies, awnings, and signs used to define the Street Level should be well integrated into the building design and appropriately scaled. Window, Doors, & Transparency 4.40 All façades shall be designed to incorporate transparency. a. Street Level facades shall incorporate a storefront system with a base, plate glass windows, and transoms. b. Upper stories shall use window and door openings to incorporate transparency. Maybe The proposed canopy is located above the residential entrance. It is appropriately scaled to the entrance it relates to. The building base and canopies are designed to support future signage that will further define the street level and will be appropriately scaled. All facades feature some level of transparency. The street level is made of a precast concrete base with plate glass windows with transoms above. Upper story windows will be operable single hung windows or casements. Doors will provide access to exterior balconies. Staff are concerned that the nana wall along Welton Street is atypical, due to its sliding operation, the glass will not be coplanar. Window, Doors, & Transparency 4.42 Design windows, doors, and other features to be compatible with the cultural district. c. When using contemporary window patterns and designs, ensure they respect the character and proportions of windows in the surrounding context. d. Maintain typical placement of window headers an sills e. Use door widths, heights, and materials that are similar to doors in the surrounding context. g. Use clear or near-clear low-e glass in windows. Minimal use of opaque glass is acceptable where screening is required; this does not contribute to the transparency requirements. The proposed windows for the building bases will be single hung, however, they have the appearance of a double hung window with an operable lower sash. The windows on the upper floors will be casement windows. All window glazing will be clear. Contemporary windows will be used on portions of the building; however, they reflect historic forms and historic window styles.

7 h. Exterior reflective coatings shall not be used on transparent window glazing. i. Design windows to reflect the quality and features seen in the cultural district Openings should be designed to provide a depth of detail and reflect typical patterns found within the cultural district and surrounding context. a. Storefront systems and doors should be recessed into the façade. b. Upper story windows should be recessed into the façade. Storefront systems are recessed into the façade. Upper story windows are recessed into the façade Balcony railings should not significantly block the visibility of façade areas used for transparency. The proposed balcony will be glass and will not block visibility of the façade. Building Materials and Style 4.45 Building materials shall be properly finished and detailed Genuine stucco shall not be used on the building base. All building materials will be property finished and detailed. Stucco is not proposed for the building base EIFS and other synthetic stucco materials shall not be used. The proposed stucco is to be a 3- coat stucco system Use materials that appear in similar scale, color, texture, and finish to those seen on Contributing buildings and within the surrounding context. a. Masonry materials such as brick, stone, and genuine stucco are appropriate. b. Architectural metals and glass are also appropriate. c. New materials that convey characteristics similar to historic materials may be considered if they have a similar appearance, size, and shape to traditional materials. Such materials may include smooth-finish (non-wood grain) fiber cement boards and cast stone, when they are detailed to convey a sense of authenticity. d. Use a simple combination of materials and avoid using a wide range of different building materials that are not characteristic of the surrounding context. Building Materials and Style 4.49 Building materials should be selected and applied to convey a sense of human scale and add visual interest through texture, finish, and detailing The majority of the building materials are compatible with Contributing buildings within the district, including the brick building base and the genuine stucco upper story; or are contemporary materials that convey characteristics similar to traditional materials, including the precast concrete and fiberglass windows/doors All building materials are applied to create a sense of human scale and add visual interest to the building façade.

8 4.50 Building materials should be applied to maintain a simple façade appearance. The building has a simple appearance with the building base reflecting historic changes in materials at appropriate locations. The upper floor is contemporary but features simple changes in material Contrast building materials, texture, and patterns when they will reinforce the building base and promote a sense of human scale. The building materials provide a contrast in texture and patterns that further breaks the building down into smaller massing units to promote a sense of human scale. Designing for Signs 4.53 Façade design shall consider potential future locations for signs. Appropriate technique include: Designing canopies to support future signs. Designating areas on the building to accommodate tenant or directory signs near the primary building entries. Designing architectural features to support future signs. Structure Parking 4.56 Screen the upper levels of a parking structure to minimize the visual impacts of parked cars on the surrounding context. a. Limit the use of screens (vegetative and otherwise) to the ground floor. b. Above the first floor, structured parking shall be fully enclosed and ventilated with traditional solid-to-void and transparency techniques used on other portions of the building façade Structured parking shall be integrated into the overall facade design The façade has been designed to support signage in the future. The building will feature a canopy that will have signage for the primary residential tenant. Upper floor parking has been designed to minimize the impact of headlights at night and reduce the visibility of the cars during the day. All parking above the first floor is fully enclosed and has a traditional solid to void relationship. The structure parking is well integrated into the building design Parking screens shall be designed to limit the view of parked cars from the public right-of-way and surrounding neighborhood context. Proposed screening will limit the view of the parked card from the public right of way.

9 Site & Streetscape & 5.18 Use pedestrian-scaled design elements to enhance the streetscape. a. Locate street furniture and bicycle parking near heavily used pedestrian areas, such as major pedestrian routes, building entrances, and outdoor gathering places. b. Design street furniture to complement the Character-Defining Features of the cultural district. See Page 18 for more information. c. Do not impede a primary pedestrian route with street furniture. d. Plant street trees to enhance the built environment and to offset the heat island effect of commercial area. The proposed project will enhance the pedestrian realm by introducing new streetlights, to match the district standard, new plantings (including trees) and will have bicycle parking on 26 th Street Materials and treatments in the public right-of-way should be used to enhance the streetscape, to provide site-specific elements and furnishings, and to contribute to the district-wide character. Appropriate strategies include: a. Continuing sidewalk material and streetscape elements to maintain a consistent streetscape. b. Using creative paving designs that help create a unique sense of place. c. Using plants to provide natural elements and beautification to the street. d. Using durable materials and installation methods that maintain a flat, even walking surface over time. The entrance will have unique sidewalk treatments that help create a unique sense of place. New plantings and sidewalk improvements are proposed. All materials will be durable and compatible with the character of the cultural district Trees planted in the public right-of-way should follow Public Works standards and polices. d. Locate trees away from building canopies, awning, and other elements that would limit the canopy size. The proposed tree planting will be located at opposing intervals to the building canopy. All trees planted in the public right-of-way are subject to final approval from Public Works and the City Forester. Public Works and Forestry s rule and regulations take precedence over the and Trees should be planted in the amenity zone at an internal that will provide a full canopy when trees reach maturity, as determined on a case-by-case basis with coordination from the Office of the City Forester. New tree grates and tree plantings are proposed. The trees will enhance the pedestrian character of the sidewalk. All trees planted in the public right-ofway are subject to final approval from Public Works and the City Forester. Public Works and Forestry s rule and regulations take precedence over the and.

10 5.32 Design a patio or dining area to activate the street. a. Use high-quality materials for patio railings and furniture. b. Use simple, low patio railings. c. Do not locate walls or other solid enclosures between the sidewalk and a patio or dining area. d. Carefully plan patios and outdoor seating areas to work with existing and planned trees. The proposed dining area will be along 26 th Street, the numbered street where the sidewalk is larger and feature a simple patio railing. The details of the dining space are to be further decided upon by the future tenant Service areas shall not be located on primary facades. The service area is located on the rear façade accessed via the alley, toward the center of the project site Mechanical equipment shall not be located on primary facades. No mechanical equipment is proposed for the primary façade and will be rooftop mounted. Recommendation: APPROVAL Suggested Motion: I move to approve application #2018-COA-260 for the design details of 2602 Welton Street as per presented testimony, guideline 4.5, 4.21, , 4.34, , , , , , , 5.32, 5.67, 5.68 per submitted documentation and information provided in the staff report (corrected 1956) Sanborn Map END