HomeMy WebLinkAboutMASON STREET NORTH - MAJOR AMENDMENT - 4-97B - P&Z PACKET - RECOMMENDATION/REPORTMason Street North — Major Amendment, #4-976
January 17, 2002 P & Z Meeting
Page 15
physical constraints, the developer is proposing a creative development plan that
provides adequate parking on -site while maintaining good bicycle and pedestrian
circulation through the project, with connections to both the City's Downtown
Civic Center (to the south) and Martinez Park (to the north).
E. The Mason Street North — Major Amendment is compatible with the surrounding
land uses.
RECOMMENDATION:
Staff recommends approval of the request for a modification to standard as set forth in
Section 3.5.3(B)(2(b)) - Orientation to Build -to Lines for Streetfront Buildings
("Build -to" Line) of the LUC.
Staff recommends approval of the Mason Street North — Major Amendment - #4-97B,
with the following condition:
The developer must provide (to the City for review and approval) sufficient
design of a proposed median, with pedestrian refuge, in Cherry Street mid -
block between North Mason Street and North Howes Street. This median
will align with the proposed pedestrian spine in the Mason Street North
development plan and the pedestrian spine to the south of Cherry Street as
part of the City's Downtown Civic Center Master Plan. The design of the
median must be accepted by the City prior to the final Mason Street North
development plan being approved, recorded, and filed.
Mason Street North — Major Amendment, #4-97B
January 17, 2002 P & Z Meeting
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creating outdoor patios or terraces at the second (residential) levels. The project
is considered to be in compliance with this standard.
Section 4.4(E)(2)(e)2. Nonresidential Building Setback. A minimum front yard
setback of all buildings shall be 15' in order to provide a landscaped front yard
consistent with the residential character of the LMN District. The Mason Street
North project provides a 20' landscaped yard between the edge of the street and
the closest portion of any building. The project is considered to be in compliance
with this standard.
Section 4.4(E)(2)(1) Drive-in Uses. Drive-in uses shall be prohibited. The
Mason Street North project does not contain any drive-in uses; therefore, the
project is considered to be in compliance with this standard.
5. Findings of Fact/Conclusion:
A. The Mason Street North — Major Amendment contains uses permitted in the
LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to review
by the Planning and Zoning Board.
B. The Mason Street North — Major Amendment meets all applicable standards as
put forth in the LUC, including Division 3.2 - Site Planning and Design
Standards, Division 3.3 — Engineering Standards, Division 3.5 - Building
Standards, and Section 3.6 - Transportation and Circulation, with the
following exception:
the standard located in Section 3.5.3(B)(2)(b) - Relationship of
Buildings to Streets, Walkways and Parking (build -to line) of
ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A request for a
modification to the standard has been submitted for consideration.
C. Staff finds that the project as submitted, based on the land use and its contextual
compatibility with the surrounding land uses, is not detrimental to the public
good.
D. Staff finds that, by reason of exceptional physical conditions or other
extraordinary and exceptional situations unique to this property, the strict
application of the standard would result in exceptional practical difficulties and
impose a hardship on the owner/developer of the property. The reason that staff
has determined that without the modification of the standard a hardship would be
imposed is because the layout and design of the building and street in the
previous development on Lot 12 and Tract A of the Martinez PUD, in accordance
with existing railroad tracks and multiple utility easements at angles across the
property, have made building placement very difficult on the site. In spite of the
Mason Street North — Major Amendment, #4-97B
January 17, 2002 P & Z Meeting
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Section 4.4(D)(3)(c) Land Use Requirements. A neighborhood center shall be
a maximum of 5 acres in size and shall include 2 or more of the following uses:
mixed -use dwelling units; community facilities; neighborhood support/recreation
facilities; schools; child care centers; places of worship or assembly;
convenience retail stores; offices; financial services and clinics; personal or
business service shops; standard or fast food restaurants; small animal
veterinary clinics; and artisan or photography studios or galleries. No drive-in
facilities shall be permitted. The Mason Street North project is 2.2 acres in size
and contains residential, office, and small retail uses in three mixed -use dwelling
buildings. The project is considered to be in compliance with this standard.
Section 4.4(D)(3)(d) Design and Access. The design of neighborhood centers
shall be integrated with surrounding residential areas by matching the scale of
nearby residential buildings; providing direct access from surrounding residential
areas; creating usable outdoor spaces; and orienting building entrances to
connecting walkways. The Mason Street North project will include 2-1/2 story
buildings with pitched roofs and gables. Direct access to the Martinez PUD, to
the west, will be provided by a private drive. The building entries are oriented to
Mason Court, a public street with a detached sidewalk, and there are outdoor
courtyards associated with Buildings A and B. Also, the project is immediately
adjacent to Martinez Community Park. The project is considered to be in
compliance with this standard.
Section 4.4(D)(3)(e) Outdoor Spaces. A publicly accessible outdoor space
such as a park, plaza, pavilion or courtyard shall be included within or adjacent
to every neighborhood center to provide a focal point for such activities as
outdoor gatherings, neighborhood events, picnicking, sitting and passive and
active recreation. The Mason'Street North project contains outdoor
plaza/courtyards adjacent to or within Buildings A and B; and, the project is
immediately adjacent to Martinez Community Park, with bicycle and pedestrian
connections to the park. The project is considered to be in compliance with this
standard.
Section 4.4(E) Development Standards
The proposal satisfies the applicable development standards in the LMN — Low Density
Mixed -Use Neighborhood Zoning District as follows:
Section 4.4(E)(2)(d) Roof Form. Buildings shall have either sloped roofs or a
combination of flat and sloped roofs. The sloped portions must form a substantial
part of the building and flat roofs must be stepped or terraced back to form
usable roof terrace areas. All three buildings in the Mason Street North project
will have a combination of sloped and flat roofs, with the flat roofed areas
Mason Street North — Major Amendment, #4-97B
January 17, 2002 P & Z Meeting
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4. ARTICLE 4 - DISTRICTS
A. Division 4.4 — Low Density Mixed -Use Neighborhood District
Residential, office, and small retail uses are permitted in the LMN — Low Density Mixed -
Use Neighborhood Zoning District, in the form of a "neighborhood center", subject to an
administrative (Type 1) review. However, since a modification to the "build -to" line
standard in the LUC is necessary, the request must go to the Planning and Zoning
Board for a decision, per Section 2.8.1 of the LUC. The LMN - District is:
Intended to be a setting for a predominance of low density housing combined
with complementary and supporting land uses that serve a neighborhood and
are developed and operated in harmony with the residential characteristics of a
neighborhood. The main purpose of the District is to meet a wide range of needs
of everyday living in neighborhoods that include a variety of housing choices, that
invite walking to gathering places, services and conveniences, and that are fully
integrated into the larger community by pattern of streets, blocks, and other
linkages. A neighborhood center provides a focal point, and attractive walking
and biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be arranged to
form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and integral with
a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial
Center at its core.
This proposal complies with the purpose of the LMN - District as it provides a mix of
residential, office, and small retail uses in an existing community/regional business,
shopping, and recreation area of Fort Collins (the Downtown District and Martinez
Community Park).
Section 4.4(D) Land Use Standards
The proposal satisfies the applicable land use standards in the LMN — Low Density
Mixed -Use Neighborhood Zoning District as follows:
Section 4.4(D)(3)(b) Location. A neighborhood center shall be planned as an
integral part of surrounding development and located where the network of local
streets provides direct access to the center. The Mason Street North project will
be accessed and served by Mason Court, a local public street that turns into a
private drive at the west end of the project to serve the single family, co -housing,
and commercial portions of the Martinez PUD. The project is considered to be in
compliance with this standard.
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January 17, 2002 P & Z Meeting
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(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship upon the owner of such
property, provided that such difficulties or hardship are not caused by the
act or omission of the applicant."
Staff finds that the project as submitted, based on the land use and its contextual
compatibility with the surrounding land uses, is not detrimental to the public
good; and, by reason of exceptional physical conditions or other extraordinary
and exceptional situations unique to this property, the strict application of the
standard would result in exceptional practical difficulties and impose a hardship
on the owner/developer of the property. The layout and design of the building
and street in the previous development on Lot 12 and Tract A of the Martinez
PUD, in accordance with existing railroad tracks and multiple utility easements at
angles across the property, have made building placement very difficult on the
site. In spite of the physical constraints, the developer is proposing a creative
development plan that provides adequate parking on -site while maintaining good
bicycle and pedestrian circulation through the project, with connections to both
the City's Downtown Civic Center (to the south) and Martinez Park (to the north).
Also, the development plan allows for 2 of the 3 buildings to satisfy the "build -to"
line standard, with only Building C (due to its proximity to the existing street cul-
de-sac, private drive, and railroad tracks) being out of compliance. Therefore,
staff is recommending that the Planning and Zoning Board approve the request
for a modification to the standard set forth in Section 3.5.3(13)(2)(b) of the LUC.
D. Division 3.6 - Transportation and Circulation
Section 3.6.4. Transportation Level of Service Requirements
The proposal satisfies the applicable Transportation Level of Service standards (see
the attached Traffic Impact Study), including the following:
General Standard. This development proposal satisfies Section 3.6.4(B), which
requires that all development plans adequately provide vehicular, pedestrian and
bicycle facilities necessary to maintain the adopted transportation Level of
Service standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual for the following modes of travel: Motor
vehicle, bicycle and pedestrian.
Mason Street North — Major Amendment, #4-97B
January 17, 2002 P & Z Meeting
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important community need specifically and expressly defined and
described by an adopted policy (subarea plan)" (subparagraph (2) of
2.8.2(H).).
3. All the buildings along the Lee Martinez Park (including the co -housing,
the single family houses on lots 1-10 and Building B of Mason Street
Court) form a consistent building wall, which enhances the visual
continuity along park's southern edge. Building C, as it is placed in the
Mason Street North project repeats the same orthogonal geometry as
created by the other buildings around it and enhances the building wall
defining the edge of the park. In short, the placement of building C creates
visual continuity. For a pedestrian walking on the sidewalk along on
Mason Court this visual continuity provides orientation. Therefore the
configuration of Building C on the site plan addresses the general purpose
of Section 3.5.3(B)(2) of the code (subparagraph (1) of 2.8.2(H)).
4. The only ROW that Building C could be "built -to" is the cul-de-sac at the
end of Mason Court, which is already surrounded by Building B, park, and
the entrance to the private road. This does not leave any significant
frontage for a building the size of Building C to be "built -to." Therefore "by
reason of extraordinary and exceptional situations, unique to this property,
the strict application of the standard" would result in "exceptional practical
difficulties" and "exceptional hardship upon the owner" (subparagraph (3)
of 2.8.2(H).
As specified in Section 2.8.2 Modification Review Procedures, (H)
(Standards), the Planning and Zoning Board may grant a modification standards
only if it finds the granting of the modification would not be detrimental to the
public good; and that:
(1) the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a
plan which complies with the standard for which a modification is
requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-
wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed project would substantially address an
important community need specifically and expressly defined and
described in the city's Comprehensive Plan, or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the project practically infeasible; or
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does not comply with section 3.5.3(B)(2). The development team believes
that although Building C does not follow 3.5.3(B)(2) literally, it satisfies its
general purposes. Depending on the legitimate reasons outlined in 2.8.2(H),
the development team is requesting a modification to section 3.5.3(B)(2). The
following is a list of justifications explaining why this modification would not be
detrimental to public good and that this request of modification meets the
requirements and criteria outlined by the subparagraph (1), (2), and (3) of
2.8.2(H):
1. Mason Street North Project plays a very crucial role in connecting the
downtown Fort Collins to Lee Martinez Park, by means of a pedestrian
connection suggested by City's subarea plan. This path crosses Cherry
Street in the middle of the block and continues into the Mason Street
North project. The Downtown Development Authority of Fort Collins
decided to help the development team financially to create a series of
public access easements whereby upgrading paving materials to a more
pedestrian friendly type, plaza like parking lots are created. The parking
lot between Buildings C and B will be an example of such parking lot/plaza
space. Building C relates to this parking lot/plaza by means of a
continuous arcade, which creates a very inviting and civic environment for
anybody who crosses Mason Street North project to reach Lee Martinez
Park. The main building entrance opens to this arcade in order to
encourage this inviting civic feeling. In short, although this parking lot is
not a ROW it is still a very important pedestrian connection with a public
easement and Building C provides a civic front, i.e., a "built to" line, to this
easement. Therefore, lining the building by this path (although it is not a
ROW) "will promote the general purpose of the standard (3.5.3(13)(2))
better than a plan that would comply the standard" (subparagraph (1) of
2.8.2(H).
2. Building C serves for creating pedestrian continuity between the Lee
Martinez Park and Cherry Street crossing in an exceptionally successful
way. It attracts and directs the pedestrians towards the park. It gives them
a sense of "civic realm." This could not be achieved if it were aligned
along the Mason Court dead end, which is the only adjacent ROW to
Building C. Indeed Building C could have damaged the mentioned
pedestrian connection, if it had oriented itself along the Mason Court cul-
de-sac. Therefore, again, the proposed configuration "will promote the
general purpose of the standard (3.5.3(13)(2)) better than a plan that would
comply the standard" (subparagraph (1) of 2.8.2(H). In addition, complying
3.5.3(B)(2) would result in a building configuration damaging the
mentioned pedestrian connection. This connection is proposed by City's
Civic Center Subarea Plan. In short, this modification will address "an
Mason Street North — Major Amendment, #4-97B
January 17, 2002 P & Z Meeting
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The materials for the three buildings will consist of a combination of light
yellow and brown brick siding, with a dark gray asphalt composition
shingle.
These materials comply with the standard in Section 3.5.1(E)(1), which states:
Building materials shall either be similar to the materials already being
used in the neighborhood, or, if dissimilar materials are being proposed,
other characteristics such as scale and proportions, form, architectural
detailing, color and texture, shall be utilized to ensure that enough
similarity exists for the building to be compatible, despite the differences in
materials.
Section 3.5.3. Mixed -Use, Institutional and Commercial Buildings
The proposal does not satisfy all Relationship of Buildings to Streets, Walkways
and Parking standards, more specifically:
Orientation to Build -to Lines for Streetfront Buildings. Section 3.5.3(B)(2)
states that:
Build -to lines based on a consistent relationship of buildings to the street
sidewalk shall be established by development projects, in order to form
visually continuous, pedestrian -oriented streetfronts with no vehicle use
area between building faces and the street.
Build -to Line. Section 3.5.3(B)(2)(b) states that:
Buildings shall be located no more than 15' from the right-of-way of an
adjoining street if the street is smaller than a full arterial or has on -street
parking.
Building C, as proposed, will be oriented diagonal to the cul-de-sac at the west
end of Mason Court, with only a small portion of the northeast corner of the
building being within 15' of the street right-of-way. The applicant has submitted a
request for a modification of the aforementioned standard. As stated in the
applicant's request for a modification, the Mason Street North project complies
with all the applicable criteria outlined in Articles 3 and 4 of the City Code, with
following exception:
Section 3.5.3(B)(2) of Land Use Code requires buildings to form a built -to line
along the sidewalk in order to provide "visually continuous, pedestrian -
oriented street fronts." The development team was informed by Steve Olt of
City's Current Planning Department that Building C of Mason Street North
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January 17, 2002 P & Z Meeting
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Section 3.3.5. Engineering Design Standards
As stated in this section of the LUC, the project must comply with all design standards,
requirements and specifications for services that include streets/pedestrians. There is a
requirement for a median, with pedestrian refuge, in Cherry Street to align with the
proposed pedestrian spine in the Mason Street North development and the pedestrian
spine to the south of Cherry Street as part of the City's Downtown Civic Center Master
Plan. The design and construction of the median will be the responsibility of the
developer for the Mason Street North project. The design must be completed by the
developer and accepted by the City prior to final approval of the Mason Street North
development plans. The responsibility and timing for construction of the median will be
set forth in the development agreement (between the Developer and the City) for the
Mason Street North project. Staff is recommending a condition of approval for the PDP
that states:
The developer must provide (to the City for review and approval) sufficient
design of a proposed median, with pedestrian refuge, in Cherry Street mid -
block between North Mason Street and North Howes Street. This median
will align with the proposed pedestrian spine in the Mason Street North
development plan and the pedestrian spine to the south of Cherry Street as
part of the City's Downtown Civic Center Master Plan. The design of the
median must be accepted by the City prior to the final Mason Street North
development plan being approved, recorded, and filed.
C. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The Mason Street North — Major Amendment satisfies all applicable Building and
Project Compatibility standards, more specifically:
Architectural Character. The proposed buildings will be similar in height to the
existing single family, multi -family, and mixed -use buildings in the Martinez PUD
and will reflect the proportions and roofline articulation of those existing
buildings.
Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be
similar in height and massing to the existing single family, multi -family, and
mixed -use buildings in the remainder of the Martinez PUD.
Building materials. The proposed structures will consist of the following
building materials:
Mason Street North — Major Amendment, #4-97B
January 17, 2002 P & Z Meeting
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the extension of a sidewalk from the end of a cul-de-sac to another street or
walkway, may be required.
The layout of the bicycle and pedestrian circulation system on the site provides
for good separation between vehicles and bicycles/pedestrians and also
provides for good connectivity from this site to the Downtown Civic Center (to the
south) and Martinez Park (to the north).
Required number of parking spaces. The development proposal satisfies the
parking requirements set forth in the LUC for the residential, general retail, and
general office uses in this project.
• There are a total of 85 proposed parking spaces on -site. There will be 56
uncovered surface parking spaces, 9 covered garage parking spaces, and
20 parking spaces in an underground garage below Building C.
Section 3.2.2(K)(1) sets forth minimum parking requirements for
residential land uses.
Section 3.2.2(K)(2)(a) sets forth maximum parking requirements for
non-residential land uses. They are 3 spaces per 1,000 square feet
of leasable floor for general office use and 4 spaces per 1,000
square feet of leasable floor area for retail use.
• Staff finds that the parking to be provided is in compliance with the
requirements of the LUC, based on the breakdown of the proposed
residential, office, and retail uses in the development.
• The Developer and the City have an agreement pertaining to shared
parking for the development and the softball fields in Martinez Park. A
total of 40 spaces in the parking lot on the south side of the railroad tracks
and around Building C will be designated as public parking to serve both
Mason Street North and Martinez Park.
B. Division 3.3 - Engineering Standards
Section 3.3.1. Plat Standards
The proposal complies with the general plat requirements as set forth in this section.
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January 17, 2002 P & Z Meeting
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The second standard referenced (Section 3.2.1(E)(5)] states that:
Six (6) percent of the interior space of all parking lots with less than 100
spaces, and ten (10) percent of the interior space of all parking lots with
100 spaces or more shall be landscape areas.
This development proposal meets the standard for Parking Lot Interior
Landscaping, providing at least 6% interior landscaping in the individual, small
parking lots.
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Directness and continuity of walkways. The development proposal satisfies
the standards (Sections 3.2.2(C)(5)(a)(b)] that walkways within the site shall be
located and aligned to directly and continuously connect areas or points of
pedestrian origin and destination, and shall not be located and aligned solely
based on the outline of a parking lot configuration that does not provide such
direct pedestrian access. Also, where it is necessary for the primary pedestrian
access to cross drive aisles or internal roadways, the pedestrian crossing shall
emphasize and place priority on pedestrian access and safety.
The development proposal provides for a sidewalk network that includes a
detached walkway along the south side of the local street. There is an existing
sidewalk just north of Mason Court in Martinez Park. Primary pedestrian
walkways and driveway crossings will be provided to and through the site to
provide good pedestrian connectivity to the Downtown Civic Center (to the south)
and Martinez Park (to the north).
Direct on -site access to pedestrian and bicycle destinations. The
development proposal satisfies the standard (Section 3.2.2(C)(6) that the on -site
pedestrian and bicycle circulation system must be designed to provide, or allow
for, direct connections to major pedestrian and bicycle destinations including, but
not limited to, parks, schools, neighborhood centers, neighborhood commercial
districts and transit stops that are located either within the development or
adjacent to the development as required, to the maximum extent feasible. The
on -site pedestrian and bicycle circulation system must provide, or allow for, on -
site connections to existing or planned off -site pedestrian and bicycle facilities at
points necessary to provide direct pedestrian and bicycle travel from the
development to similar major pedestrian destinations located within the
neighborhood. In order to provide direct pedestrian connections to these
destinations, additional sidewalks or walkways not associated with a street, or
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3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
This Mason Street North — Major Amendment proposal does not meet all of the
applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the
LUC. There has been a request submitted for review for a modification to the standard
which has not been met. Of specific note are Division 3.2 - Site Planning and Design
Standards, Division 3.3 — Engineering Standards, Division 3.5 - Building
Standards, and Division 3.6 - Transportation and Circulation. Further discussions of
these particular standards follow.
A. Division 3.2 -.Site Planning and Design Standards
Section 3.2.1. Landscaping and Tree Protection
The proposal satisfies the applicable Landscaping and Tree Protection standards,
including the following:
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D)(2)(a), providing trees at 40' on -center in the 5' wide parkway (between
curb and sidewalk) on the south and west sides of Mason Court, a local street,
and at 40' on -center about 4' behind the curb on the north and east sides of
Mason Court where a sidewalk does not (and will not) exist.
Parking lot landscaping - perimeter and interior. Parking lot landscaping for
this project is in accordance with the standards, including those related to
Parking Lot Perimeter Landscaping (Section 3.2.1(E)(4)(b)] and Parking Lot
Interior Landscaping (Section 3.2.1(E)(5)].
The first standard reference (Section 3.2.1(E)(4)(b)] states that:
Parking lots with 6 or more spaces shall be screened from adjacent uses
and from the street. Screening from the street and all non-residential uses
shall consist of a wall, fence, planter, earthen berm, plant material or a
combination of such elements, each of which shall have a minimum height
of 30". Such screening shall extend a minimum of 70% of the length of the
street frontage of the parking lot and also 70% of the length of any
boundary of the parking lot that abuts any non-residential use. Plant
material used for the required screening shall achieve required opacity in
its winter seasonal condition within 3 years of construction of the vehicular
use area to be screened.
The screening for the Mason Court and Cherry Street frontages will consist of
deciduous shrubs, a minimum of 30" in height, extending along the street
frontages along the parking lots to meet the requirements of the LUC.
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: POL; existing neighborhood park (Martinez)
S: D, NCB; vacant land and existing residential (Martinez neighborhood)
W: LMN, NCB; existing residential and commercial (Martinez PUD and Martinez
neighborhood)
E: POL, C; existing park and commercial/retail (Martinez Park and North
College Avenue corridor)
The property is part of the Original Town Site that was platted in January, 1873. This
portion of the town site was platted as several large lots.
The subject property was subsequently developed as Lot 12 and Tract A of the
Martinez PUD, Final (a Land Development Guidance System project) that was
approved by the Planning and Zoning Board on November 6, 1997 for a mixed -use
development consisting of 9 single family residential lots, 1 residential/commercial lot,
34 co -housing (multi -family) residential dwelling units, and a 31,200 square foot mixed -
use building (10 dwelling units and 11,200 square feet of office/retail space) on 8.45
acres. Lot 12 and Tract A, combined, are 2.22 acres in size and contain the 31,200
square foot, 3-story mixed -use building and a drainage, landscape, & utility easement.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is a major amendment to the approved and recorded
Martinez PUD, a mixed -use project north of Cherry Street, south of Martinez Park, and
west of Mason Court. The original Martinez PUD contained residential, office, and retail
uses in one 3-story, 31,200 square foot building on Lot 12 of the PUD. The Mason
Street North project contains residential, office, and retail uses in three separate 2-story
buildings on a replat of Lot 12 of the Martinez PUD. A City -sponsored and facilitated
neighborhood information meeting was not held; however, the developer conducted two
separate neighborhood meetings prior to a formal submittal of the proposed major
amendment to the City for review. The two meetings were held on March 27, 2001 and
April 9, 2001, both at the River Rock Commons co -housing project in the Martinez PUD.
Comments on the meetings can be found in Section 6 of the applicant's Revised
Statement of Planning Objectives (attached to this Staff Report).
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January 17, 2002 P & Z Meeting
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standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 — Engineering Standards, Division 3.5 - Building Standards,
and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS;
and the applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.4 LMN — Low Density Mixed -Use
Neighborhood Zoning District).
The Major Amendment proposal does not comply with the following requirement of the
LUC:
" the standard located in Section 3.5.3(13)(2)(b) — Orientation to Build -to Lines
for Streetfront Buildings ("build -to" line) of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS. A request for a modification to the standard has
been submitted for consideration.
Residential, office, and small retail uses are permitted in the LMN — Low Density Mixed -
Use Neighborhood Zoning District, in the form of a "neighborhood center", subject to an
administrative (Type 1) review. However, since a modification to the "build -to" line
standard in the LUC is necessary, the request must go to the Planning and Zoning
Board for a decision, per Section 2.8.1 of the LUC. The LMN - District is:
Intended to be a setting for a predominance of low density housing combined
with complementary and supporting land uses that serve a neighborhood and
are developed and operated in harmony with the residential characteristics of a
neighborhood. The main purpose of the District is to meet a wide range of needs
of everyday living in neighborhoods that include a variety of housing choices, that
invite walking to gathering places, services and conveniences, and that are fully
integrated into the larger community by pattern of streets, blocks, and other
linkages. A neighborhood center provides a focal point, and attractive walking
and biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be arranged to
form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and integral with
a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial
Center at its core.
This proposal complies with the purpose of the LMN - District as it provides a mix of
residential, office, and small retail uses in an existing community/regional business,
shopping, and recreation area of Fort Collins (the Downtown District and Martinez
Community Park).
STAFF REPORT
PROJECT: Mason Street North — Major Amendment - #4-97B
APPLICANT: Wolff -Lyon Architects
777 Pearl Street
Boulder, Colorado 80302
OWNER: Wonderland Hill Development Company
c/o Jim Leach
745 Poplar Avenue
Boulder, CO. 80304
PROJECT DESCRIPTION:
This is a request for a Major Amendment to Lot 12 and Tract A of the Martinez PUD.
The proposed development will consist of three 2-story, mixed -use buildings, with
associated parking, on 2.22 acres. The total floor area of the three buildings will be
42,050 square feet. Building A will contain 4 residential dwelling units, totaling 5,152
square feet, and 2,672 square feet of office/retail. uses. Building B will contain 8
residential dwelling units, totaling 9,677 square feet, and 7,118 square feet of
office/retail uses. Building C will contain 8 residential dwelling units, totaling 10,537
square feet, and 6,894 square feet of office/retail uses. The property is located at the
northwest corner of the intersection of Mason Court and Cherry Street, approximately
700' west of North College Avenue, east of North Howes Street, and is in the LMN —
Low Density Mixed -Use Neighborhood Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Major Amendment proposal complies with the applicable requirements of the Land
Use Code (LUC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT