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HomeMy WebLinkAboutMASON STREET NORTH - MAJOR AMENDMENT - 4-97B - P&Z PACKET - PLANNING OBJECTIVESthrough the rest of "Martinez PUD" to reach Sherwood Street). One resident of the single- family homes along the private drive was also concerned about adding parking and cars on the west side of the Mason Street North project, because the drive has some difficult curves with limited sight lines to navigate when exiting to the east. The development team suggested that the traffic on the private road should be restricted for private use only by means of erecting a "private road" sign. The landscaping scheme (by providing different trees along private road and Mason Court) would also communicate the restriction of private road. These suggestions seemed to be well accepted. As for the curves and limited sight line, the development team argued that this could be an advantage in terms of slowing traffic and making drivers more aware that they are not on a standard street, a 10 mph speed limit sign might also be helpful. The development team feels, and many neighbors agree, that it is possible to influence the residents of the Mason Street North to use the main Mason Street exit to Cherry, by reducing the speed (by curves, road side parking, and signage) on the private road. The fact that the Mason Street North project is located next to the Lee Martinez Park, and the fact that all the upper floors of the proposed project are occupied by residential units, make us concerned with over -lighting the project. On the other d, we realize the importance of lighting in creating a safe environment. Ther ore, w ecided to illuminate the buildings to create a feeling of "occupation" rather than " edness," and to avoid over -lighting the parking lots. This principle works in di eas as follows: One of the most critical areas in the project is the p of situated by the private road on the western side of the building C. Here, a on the western side expressed concerns about looking at a parking lot a n' t view from their rooms. Therefore, we decided not to provide strong ligh the parking lot, instead preferring to illuminate building C by means of eight cylibracket wall lights attached to the facade. We believe that by illuminatin ilding fagade we are creating an appealing view while providing a safe feelin f parking lot, even if the actual levels around the cars are low. _ 14 For the parking id[ between buildings B and C, again we decided to create a psychological feeling safety" by providing ceiling lighting at the arcades and illuminating the bui ngs. This will be supported by the two relatively strong wall lights attached to the ges. Again, here the purpose is to make the buildings visible and well lit with w olored lights and to avoid over -lighting the parking lot. e rest of the project follows the same principle of making the buildings and is visible and avoiding light pollution. We believe that a highly lit environment would very disturbing for both the residents and also for the users of the park. 6. Comments on Neighborhood Meetings There have been two neighborhood meetings regarding the proposal. The first meeting was held at the River Rock Co -housing Common House on March 27, 2001. It was attended by several members of the Co -housing community as well as by a few residents/owners of the single-family homes on the lots between Mason Street North project and the co -housing. There was also at least one representative from the greater Martinez Neighborhood in the meeting. The second meeting was a Mason Street North project presentation provided at the regular Martinez Neighborhood meeting on April 9, 2001. In both cases the general reaction from the neighbors attending was favorable toward the proposed plans, and the majority felt that the new design was significantly better than the previously approved one (with only one large building and the parking lot on the comer of Mason and Cherry). The only concerns expressed were related to the potential for more traffic on the private road west of the project that serves the ten lots and the co -housing. Both the co - housing residents and the general neighbors wanted us to discourage traffic from the Mason Street North project on the private road (traffic that may be created by people who cuts mentioned pedestrian connection, if it had orientZ ng the Mason urt cul- de-sac. 3. Al] the buildings along the Lee Martinez Park (ie co using, the single family houses on lots 1-10 and Building B of Murt) form a consistent building wall, which enhances the visual continupark' southern edge. Building C, as it is placed in the Mason Street Nt repeats the sameorthogonal geometry as created by the otherbuild it and enhances the building wall defining the edge of the p In ort, the placement of building C creates visual continuity. For a pedestri king on the sidewalk along on Mason Court this visual continuity provides j tation. Therefore the configuration of Building C on the site plan addre se a general purpose of Section 3.5.3.(B)(2) of the code. It is also important the use of brick on the facades of each building in Mason Street North fa 'n on Court. This enhances the feeling of civic pride along the mentioned ed ng the park. Building C, with its brick northern facade and stepping massjtlgoi onsistent with creating this edge. 4. The only ROW thuilding C could be "built -to" is the cul-de-sac at the end of Mason Court, ich is already surrounded by Building B, park, and the entrance to the private r d. This does not leave any significant frontage for a building the size of BuildindC to be "built -to." 5. Conafdering points 1, 2 and 3, forming a building "built -to" line at the Mason Court c de -sac would produce an ambiguous and disorienting site configuration. The already approved Martinez PUD shows a similar building situated almost at the same location with the Building C of Mason Street North. The Lighting scheme: The lighting levels proposed by Mason Street North are lower ' cert eas (especially around the parking lots) than the lighting levels lis ollins Site Planning and Design Standards (Section 3.2.4). The follo 'n nef discussion explaining our reasoning for the proposed lighting sch ough the levels are lower than the ones listed in the standards. t The lighting plan for Mason Str rth is designed to provide adequately for security and safety concerns ng a pleasant and inviting residential atmosphere. To this end exterior li lit buted to areas of the site where pedestrians will be present. Recessed o ing located under the entry bridges and along the arcades provide a se ome for residents and guests. Small down lights placed on building walls pro tional accent lighting without creating sources of annoying glaze. In summ a believe the lighting plan responds sensitively to the residential needs of resi is as well as neighbors. 0 O courtyards, plazas, and gardens. Private open spaces, such as porches, balconies, and terraces will be owned and managed by private residents. 4. Estimated Number of Employees for Businesses and Commercial Uses The estimated number of employees for businesses and commercial uses in Mason Street North is approximately 50 employees. 5. Justifications for Variances from Criteria The Mason Street North project complies with all the applicable criteria outlined in Articles 3 and 4 of the City Code, with two following exceptions The built -to line principle: Section 3.5.3. (13)(2) of Land Use Code requires buildings to fo uilt-to line along the sidewalk in order to provide "visually continuous, pedes n- riented street fronts." The development team was informed by Steve Olt of it nt Planning Department that Building C of Mason Street North does not y wi section 3.5.3.(B)(2). The development team believes that altho B ng C does not follow 3.5.3.(B)(2) literally, it satisfies its general purposes. elopment team is requesting a modification to section 3.5.3.(B)(2) with the followin tifications: P 1. Mason Street North Project plays a very al role in connecting the downtown Fort Collins to Lee Martinez Par y s of a pedestrian connection suggested by City's subarea plan. This pa s Cherry Street in the middle of the block and continues into the Mason Stre orth project. The Downtown Development Authority of Fort Collins a 'd o help the development team financially to create a series of public access is whereby upgrading paving materials to a more pedestrian friendly type, a like parking lots are created. The parking lot between Buildings C and B will an example of such parking lot/plaza space. Building C relates to this parki t/plaza by means of a continuous arcade, which creates a veryinviting and ' c environment for anybody who crosses Mason Street North project to reac a Martinez Park. The main building entrance opens to this arcade in order to a age this inviting civic feeling. In short, although this parking lot is not a RO is still a very important pedestrian connection with a public easement and l i C provides a civic front, i.e., a "built to" line, to this easement. 2. Builcjifig C serves for creating pedestrian continuity between the Lee Martinez Park an Cherry Street crossing in an exceptionally successful way. It attracts and directs e 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 For a resident of Building C who wants to walk to the downtown areas, a stroll through these spaces goes under building B's bridge and through the promenade. It might include saying "hi" to the neighbor relaxing on her porch, walking by the public art, by kids playing under the honey locust tree, walking under building A's bridge, and reaching Mason Court. These events could be a rich and valuable experience for residents. The Mason Court sides of all three buildings are treated according to the principles of traditional street oriented architecture. The brick facades, entrances, shop windows, and large street trees lawns provide a comfortable and appealing environment for walking on continuous sidewalks. The parking situated between buildings B and C is broken into smaller spaces by means of garages on each end and two Honey Locust trees on entrance islands in the middle. Both buildings have arcades facing the courtyard, which provide a separation between businesses and parking, as well as a comfortable zone for walking. These arcades will provide recessed ceiling lights for nighttime visibility that will not disturb the residents. In front of building C facing the parking, there is a row of Chanticleer Pears (a conical tree that can grow in limited space conditions). The sidewalk provided in front of building C (facing the parking) is larger than the one provided at the other side of the parking lot. The reason is that this sidewalk can cross the railroad and connect the parking lot proposed along Cherry Street. This parking lot has a human scale achieved by means of a garage a building, two adjacent plazas, and heavy landscaping. This entire parking area is separated from Cherry Street by means of a cozy plaza provided close to the Bus Stop. The Honey Locust trees at the parking lot and at the south of parking lot provide a second row behind the linden trees provided on the tree lawn by Cherry Street. The three flame maples provided in the plaza enhance the cozy and enclosed character of the plaza, as well as limiting the visibility of the parking from Cherry Street. At the eastern side of the parking lot there is another small plaza with a kiosk. This kiosk visually terminates the pedestrian path coming from the south (the path proposed by the sub -area plan). For pedestrians walking to Martinez Park from the Civic Center, this path provides a comfortable walking experience. Mason Court ends with a roundabout, on which a single Honey Locust tree terminates the vista. The private road that continues towards west is separated by means of a differentiation in street tree species and color. The existing ashes provided along Mason Court surround the roundabout, while Autumn Blaze Maples take over along the private road. The parking provided at the west side of building C includes landscaped breaks. The large Autumn Purple Ash trees provided on these breaks create an appealing composition with the light amber and pale yellow colored stucco building in the background. 3. Proposed Ownership and Maintenance In terms of ownership, Mason Street North will be a condominium. The Mason Street North Owners Association will manage common areas, such as parking lots, H ceilings with loft spaces. This diversity in a complex of 20 units is exceptional but we believe it is helpful in creating a diverse neighborhood. Mason Street Court project aims at creating a model LMN neighborhood by providing a set of well designed courtyards and plazas and making them visible and accessible (Policy LMN-2.9), while providing retail opportunities (Policy LMN-2.7). 2. Description of Proposed Open Space, Buffering, and Landscaping Organizing the buildings around open spaces, forming well -scaled courtyards, gardens, and plazas is one of the major planning and design principles followed in the Mason Street North project. Both building A and building B have two wings, connected by bridges in the middle. These bridges act like gates into the inner courtyard. The ceiling underneath the bridges is wood with recessed lighting, the ground is brick with an interesting pavement pattern, and benches are provided. The wings of building A and B enclose the inner courtyard and give it spatial enclosure. This inner courtyard is divided into sub -areas that are distinct and unique, but at the same time are connected to each other. These sub -areas are: a. The promenade situated between the two wings of building B: This promenade provides access to the courtyard from the parking lot situated between buildings B and C. This is a peaceful place with elevated tree planters provided for seating. Two relatively large trees (a Washington Hawthorn and a Honey locust) are provided at the western part of the promenade to soften the effect of hardscape while providing filtered sun and spaciousness. b. The central circle and the plaza: The central circle is the place where pedestrian paths meet and define the center of the courtyard. The circle is surrounded with colorful Hawthorns to emphasize its significance. At the center of the circle there is a place for public art, surrounded by an elevated seating area. This sculpture, we believe, will be a symbol for Mason Street North and will give its residents a sense of pride. The plaza is an elevated platform physically enclosed by the two wings of building A. Again, elevated seating/tree planters are provided to enhance the use of the plaza. The "Imperial' Honey locust situated at the center of the plaza will soften the effect of hardscape and will provide shade. This is a perfect place for neighborly casual contacts. c. The south garden: This is a peaceful lawn facing South between buildings A and B (south of promenade). The Southern border abutting the railroad easement will be heavily planted with common lilacs. This will provide both buffering and visual appeal. This garden, surrounded by colorful trees (radiant crabapples and hawthorns) and lilacs, will be an attractive garden for reflection and contemplation. 3 "Mason Street Transportation Master Plan." We believe that the densities and the uses (especially the surface parking lot) proposed by the former "Martinez PUD" on Lot 12 did not address the potential role Lot 12 is now playing in Mason Street North project, i.e., the role of supporting the use of transit on Mason Street Corridor. By creating a continuous and well -designed sidewalk system and by providing uses with pedestrian interest on the ground floors, Mason Street North encourages walking, a purpose outlined by Principle T-5 and Policies T-5.1, 5.2, and 5.3 of the City Plan. Mason Street North also provides a strong pedestrian connection in the middle of the block where City's subarea plan suggests a connection to Lee Martinez Park. Also, by providing adequate bike racks in key locations, Mason Street North encourages biking, a purpose outlined by Principle T-4 and Policy T-4.1. Additionally Mason Street North accommodates private car ownership (Principle T-9). The new site plan includes 87 parking spaces, 9 of which are private garages and 20 of which are located under building C. Principle CAD-1 of the City Plan emphasizes the importance of a well -scaled, street -oriented architecture in providing a visually appealing environment. This principle especially justifies our design approach of replacing the previous scheme proposed by the "Martinez PUD" (a single building with large surface parking lot). Our scheme provides a street -oriented architecture with traditional brick work, shop windows, awnings, street trees, and a well -articulated lighting scheme along Mason Court. Principle CAD-4 and Policy CAD-4.1 of the City Plan emphasizes the importance of the "natural" safety of the neighborhoods, achieved by surveillance. Recent design research agrees that deserted areas, such as large parking lots, create gaps in the urban fabric and are the most likely places for crime to occur. Whereas neighborhoods that are full of activities and people give the message that they are safe environments. In Mason Street North, we aim to create a gapless fabric with well -observed and scaled outdoor spaces that connect to both office and residential uses. Well-defined open spaces not only provide opportunities for casual neighborly gathering but also create a safe environment. It is important to point out that in order to have a "natural approach" to crime prevention, there needs to be enough density and mix of uses in a neighborhood. This is another reason why we believe that the uses and densities we are proposing for Lot 12 are appropriate. Principle LMN-1 and Policy LMN-1.2 of the City Plan encourages the mix of housing types. Mason Street North adds more diversity to "Martinez PUD", which already provided 34 co -housing units, 8 single family detached units, and 2 single family/mixed-use units. To these types, Mason Street North adds walk-up and apartment units within mixed - use buildings. Among the 20 units provided in Mason Street North, 6 are one -bedroom units (25 %), 9 are two -bedroom units (45 %) and 5 are three -bedroom units (20 %). Mason Street North provides a rich array of choices for future residents not only in terms of size, but also in terms of unit plan types as well. Some units are walk-up units, some have their separate ground floor entrances, and some others can be reached by an elevator. Some units are one -level ranch style units, some are two stories, and some contain cathedral 2 1. Achieved City Plan Principles and Objectives The Mason Street North project is a major amendment application for the "Martinez PUD" submitted on April, 1998. The purpose of this amendment application is to provide a development on Lot 12 that is more in accordance with the principles and policies outlined in the City Plan, 1997. The following is a list of the City Plan principles and policies addressed by the Mason Street North project. Each item will be followed by a discussion of how the proposed design fulfills the intent of the stated principle and/or policy. Principle LU-1 and Policy LU-1.1 of the City Plan advise the use of "compact" development, "pedestrian and transit use," and "cohesive" community development. Achieving such compactness and cohesiveness has been a major design principle for the Mason Street North project. We believe that the compactness achieved by well -knit open spaces wrapped by mixed -use buildings, provides the vitality, which is crucial creating new neighborhoods. Large surface parking lots such as the one proposed in "Martinez PUD," create gaps in the city fabric. These kinds of gaps form deserted areas in the middle of the city and damage the desired "cohesiveness." By providing a mixed -use development organized around well -scaled and well -utilized outdoor spaces, we aim to create a healthy and "cohesive" neighborhood. Providing a mixed -use development that oocupies Lot 12 effectively is a key factor in creating pedestrian connections between downtown and Lee Martinez Park. We believe that creating the pedestrian continuity around and through lot 12 enhances the mentioned "compactness." The general character of the proposed design follows the traditional urban patterns evolved successfully over time in Fort Collins. Buildings on the proposed site plan define outdoor spaces, such as courtyards and plazas, each providing a unique experience. Each building is articulated specifically to encourage the unique character of its surrounding for the purpose of providing rich memorable locales throughout the proposed project. This richness, we believe, is an important design goal that enhances the "sense of place" mentioned in Principle LU-2 of the City Plan. By providing generous open space with a variety of unique courtyards, plazas, and outdoor rooms, we will encourage casual gatherings and neighborly interaction. This kind of vitality and architectural richness is key in creating places for memorable experiences, with a strong "sense of place" in new neighborhoods such as Mason Street North. Principle T-1, Policy T-1.1, and Policy T-1.2 of the City Plan emphasize the importance of appropriate densities and uses in achieving development patterns that support transit use. In terms of the transportation patterns, Lot 12 of the "Martinez PUD" occupies an important location at the north end of Mason Street; the multi -modal transportation backbone of the city as envisioned by the "Mason Street Transportation Master Plan." Terminating the Mason Street multi -model transportation corridor with Martinez Park, is one of the goals outlined in "Mason Street Transportation Master Plan." Accordingly, providing the most appropriate density and use on Lot 12 becomes very important. We believe that a mixed -use density with 20 residential units and around 18,000 sf. retail/office on the ground floors is an appropriate density on Lot 12 to support the vision outlined in the