HomeMy WebLinkAboutMASON STREET NORTH - MAJOR AMENDMENT - 4-97B - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESMason 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. Underneath these bridges,
there are building entrances. 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
definition. 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 gatherings.
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.
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
c;
ground floors is an appropriate density on Lot 12 to support the vision outlined in the
"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. 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 91
parking spaces, 12 of which are private garages and 22 of which are located under building
C. In addition to these, the developers of Mason Street North are willing to build a surface
parking lot for 17 cars to be used by Martinez Park visitors, on park land situated at the east
side of Mason Court (please see the site plan).
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, normally 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 us 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 mixed 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, 4 are one -bedroom
units (20 %), 11 are two -bedroom units (55 %) and 5 are three -bedroom units. Mason
Street North provides a rich array of choices for future residents not only in terms of size,
but also in terms of the plan types as well.
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 to encourage synergies between uses, "pedestrian and transit use," and
"cohesive" community development. Achieving such compactness and cohesiveness has
been an important 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 important to 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. Since Lot 12 is a very
key location, in terms of providing a link between the rest of the "Martinez PUD" and
downtown, in addition to between Martinez Park and downtown, it makes sense to provide
a higher density of mixed -use development on Lot 12. We believe that creating the
pedestrian continuity along Martinez Court enhances the mentioned "compactness."
The general character of the proposed design follows the traditional urban patterns
developed 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
important 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 17,524 sf. retail/office on the
1
A STATEMENT OF PLANNING OBJECTIVES FOR
MASON STREET NORTH
0 777 PEARL ST. N 210, BOULDER, COLORADO 90302 TEL, 303.447.2786 FAX 303. 447. 2968 EMAIL w13(^w12ICh.CD117 ■
Features
• Tamper proof design.
• Choice of two distributions.
• Copper free cast aluminum face plate with
stainless steel hardware.
• Lighting pattern provides wide lateral distribution
and long forward throw.
Available in Bross, see page 90.
3 +ie' 1 we" 5' Dla.�
MR16
Lamp
�e=A
So° Angle = B
Two Stainless Steel
Wall Black Oxide Hex
Socket Head Screws
Round Cast Aluminum Box
nth Five vz' NPS Tapped Holes.
'our Plugs Provided.
:ek9wzSli
see oa4e 104.
tar'" is a unique concept in step,
r low-level area lighting. Recessed
he architectural elements of steps,
cetera, its unique face plate and
assembly design allows for mount-
ghts well below any visual glare
The choice of two optical cutoffs
e designer a choice of long or short
patterns. The small compact
of the cast aluminum or solid brass
ate allows the Step Star to blend
3 most discriminating architectural
ipe designs.
Cast aluminum back box, suitable for concrete
pour applications.
a & (11; Listed with MR16 lamps to 50 watts.
For use with remote transformers, see pages 92, 94, and 97.
CATALOG NUMBER LOGIC
Example: SS - B - BZW - A
Series TI
LType
My others
1 -'ESX 20W , 12' Spot
3 -FRB 35W , 12° Spot
15 - EYR 42 120 Spot
6 - EXT 50W), 13, Spot
FinishSAP
Cut-ott
A - Short (66°)
B - Long (90')
Powd
er Coat Color
Satin
Wrinkle
Bronze
BZP
BZW
I k
BLP
t
Light Fixture
F
Master Catalog Number
Series Aperture
LG 7
LGZ 9
12
NOTES
1 Not available in 12-Inch
luminalre.
2 Available in 940ch
aperture only.
Round Lens 14
as
Example: LG 7 RW T73 Incan
Door Frame
Shielding
Options/
RW Regressed
T73
Prismatic lens
Accessories
white door
FFL
Rat Fresnel lens
See pages
SO Stepped
CHL
Concave
176-181.
black baffle
HDlophone lens
RNI Flush white
DOL2
Drop opal lens
door
ORDERING/PACKAGING OPTIONS
To accommodate the product's physical configuration as well as a range
of customer handling and processing needs, two alternative
ordedndpackagingmsthodsomavailable.
1) Standard Packaging (optimized form)
2) Component Packaging
To order, use a single muforcatelog number.
Order housings as unit or J2 pack, and trims as unit or A pack
Example: 1131 La 711WT71.
as per componemorder guide listed below.
9emreashhpa multiple components using optimiaedpackag-
Houalnp Only''.
Ing. Example above ships as:
ORS an.nor4 HSGUor J2
IUtyi2) 01157115GA16cartonsof2hsusingn
Trmr0mV:
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lQty12) LG7RWT73TBIMJ413carmnsof4mms)
sees, eoa,ture.doer shielding Tons VorJ1
low I) LG7RWT77TMMU(l carton off him)
NOTE
1 LOZ12 luminaires utliae on LGZ housing. Substitute LGZ for GRS in
housing line. Ea: LGZ12 MSG U. Available in unit peck Nl only.
2 12 inch housing endlrim available in unitpock WI only.
CaL
Max.Waw
Height
Length
Width
Aperture
Ceiling
Overlap
No.
Lamp
Opening
Trim
LG7
10DWA17/A19
8-7/8(22.5)
12-15116132.91
15-13/16(40.2)
7-1/808.1)
8-1/8(20.6)
B-5/6(21.9)
15OW AZt
9-5/8124.4)
LG9
ISM A21
9-1/2(24.1)
17(43.2)
17-3(76(43.7)
8-3/4122.2)
9--V`10.8)
10.1/4(26.0)
ZOOW A23
10-1/8125.11
LG 12
200W A23
/1-1/2(29.2)
17(43.2)
17-3/16143.7)
11-7/16(29.1)
12-1/2(31.8)
13133.0)
300W PS25
12-1/8130.8)
LGZ7
1DOWA17/AI9
7-1/4(18.41
12-15116(32.9)
15-13/18140.21
7-1/B I18.11
8-1/8(20.61
8-5A(21.91
15OW A21
LGZ9
'SOW A21
7-1/8(18.1)
17143.2)
17-3/18143.71
8-314122ZI
9-3/4(24.8)
10-1/4(26.0)
20OW A23
LGZ 12
20DW A23
8-11/16(22.1)
19148.31
18-15l16148.111&3/16131.0)
13-1/4133.7)
13-314(34.9)
300W PS25
Drawings for dimensional detail only. May not represent actual mechanical configuration. Dimensions are shown
in inches (centimeters).
Round Lens Round Lens (Low Profile)
t Fixture
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box. EiC
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Listing: Fixtures are ILL 1571, lis'
thru-branch wiring, [edeased m
and wet locations. Listed and, jab'
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R920/49 GLGU 43 .
RADIAL SHADES
Catalog#
Diameter
Height
Max Watt
R916
16"
71 /2"
150 Watt
R918
18"
71 /2"
150 Watt .
R920
20"
71 /2"
200 Watt
R924
24"
71 /2"
200 Watt
ANGLE REFLECTOR
Catalog#
Diameter
Height
Max Watt
A807
07"
8"
150 Watt
A810
10"
10 1 /2"
150 Watt
EMBLEM
DEEP BOWL
Diameter
12
Diameter Height Ma
10" 10" 200
16"
Light Fixture
I
4
4" Overall 7
Features:
For Use With 120V.
No Transformer Required.
5" Dia.
Aluminum
Wall Plate
1" Dia. Machined
Aluminum Stem
(2) #10-24 x I" Cap
Head, Black Oxided,
Stainless Steel
Mounting Screws
Universal
Mounting
Ring
High Temperature
Silicone 0—Ring
Machined Aluminum
Optional Lens or Sid
(Up to Two can be
Specified)
Tempered Glass Lens
PAR20 Lamp 50w Max.
All Precision Machined Aluminum Construction.
Mad. Base Lamp holder With 250"C, 18 Ga. Wire Leads
(Leads Extend 6" Beyond Wall Plate).
Utilizes any PAR20 Lamp, up to 50 Watts.
Completely Sealed Optical Compartment, Clear Tempered
Glass Lens, Factory Sealed.
Tamperproof Design, Utilizes a Single, Flush Mid. Hex Screw
polyester Powdercoat Finishes Standard. (Specify)
L 3" Dia. —�
/2"
CATALOG NUMBER LOGIC
EXAMPLE: CK — 49 — WHW — 9
Series: 1
Lamp Type: J
0 — By Others
47 — 50 PAR2O/H/NSP(50W), 9" N. Spot
48 — 50 PAR20/H/SP(50W), 16` Spot
49 — 50 PAR20/H/FL(50W), 30" Flood
Finish:
Powdercoat
Satin
Wrinkle
Bronze
BZP
BZW
Black
BLP
BLW
White Gloss
WHP
WHW
Aluminum
SAP
—
Verde
VER
Lens Type:
9 — Clear (Standard)
10 — Spread
13 — Rectilinear
Shielding:
11 — Honeycomb Baffle
Light Fixture C
— 11
CATSKILL SERIES TM
j!A 3/9B B-K LIGI3'TING, INC. S DRAY/MC NUMBER
B—I1B5—01
betn, , } --nt
Project:
Type: _
Fixture Shielding Reflector Mounting Lamp Type / Finish Voltage
Series Wattage
Pole Series Height
Finish
Options
Series
Shielding
Reflector
Mounting
Lamp Type / Wattage
Finish
Voltage
BPO
Beta Pendant
open
open
BPC
L Tempered
Glass Lens
D Potycarbonate
Diffuser
R3 Type III Aluminum reflector-
R5 Type V Aluminum reflector
1 Single
2 Double
2C Double Cluster
3C Triple Cluster
Metal Halide
S050' 50w
S070 70w
S10o 1oow
WH
B.
BZ
SV
White
Black
Bronze
Silver
120
208
240
277
H050' 50w
Ho 70w
H100 100w
Beta Pendant
closed
4C Quadruple
Cluster
HI50 150w
H175 175w
S150 150w
SP
Specify
Color
347
W Wall Mount
P Pendant
' Not available
in 347v.
BPO-L
O\ , 5 O.D.
l51 mm)
2
3
4
5 i �
t
6 26 W'
(675 mm)
7 }.
10
B 9 21 1/4"
(50 mm) BPO-D
LIBEW
nion Made
UL C V� iliated with
LISTED LISTED Local 363
SELUX Corp. 01998
PO Box 1060, 3 Lumen Lane
Highland, NY 12528.1060
TEL: (914) 691.7723
1. Mounting Ann - (0 2" /51 mm)
curved arm attaches to pole by
means of a transition fitter
supplied with fixture.
2. Fixture Connection -The
fixture cap Is securely fastened
to curved arm using a steel con-
nector.
3. Fixture Cap - Decorative
fixture cap: removable to provide
easy access to ballast.
4. Gaskettng - Continuous
molded gaskets provide weather-
proofing, dust, and insect control.
S. Upper Diffuser (Open Ver-
slon) - A seamless acrylic opal
upper diffuser allows light to spill
onto fixture hood, enhancing the
appearance of the fixture.
6. Fixture Hood -Decorative alu-
minum shade he.,) white painted
interior for maximum reflectivity.
7. Lamp - One ED-17 metal
halide up to 175w or high pres-
sure sodium up to 150w. Clear
horizontal lamp recommended for
R3 reflector. Clear vertical lamp
recommended for R5 reflector.
Lamp provided by others.
8. Reflector - Precision formed
aluminum reflector available with
a Type III or Type V distribution.
9. Shielding - Specify tempered
glass lens or polycarbonate
diffuser. Polycarbonate diffuser
is vacuum formed, clear, U.V. sta.
bilized, and has a pebble grain
texture. The diffuser becomes
luminous when lit, providing a
pleasing glow. Both are secured
using a captive ring and are easi-
ly removable for access to lamp
(no special tools required).
10 Socket - Pulse rated porce-
lain medium base socket pre -
wired to ballast at factory.
11. Ballast - (Not shown) A high
power factor, open core and coil
ballast regulates voltage for
H.I.D. lamp. Consult factory for
detailed ballast information.
Exterior Luminaire Finish -
The se'lux, high quality exterior
finish is achieved by utilizing a
multistep process. Each lumi-
nalre undergoes a five -step
cleaning, etching and sealing
process. It is then painted with
two coats of polyurethane paint.
This ensures that it will withstand
all weather conditions.
Luminaire coatings are designed
to offer excellent salt spray and
humidity resistance (tested in
accordance with ASTM B-117 &
D-2247).
Standard exterior colors are
White qVH), Slaw,, (SK), Bronza
(BZ), and Silver (SV). Custom
color is available upon request.
Please submit color chip.
Light Fixture A, A2, A37 B
6/15/2001
Gl�
(d). Addresses of all owners of record of real property within five hundred (500') feet of
the property lines of the parcel of land for which the overall development plan is
proposed, exclusive of public right-of-way.
Missouri Improvement Co.
Attn: Property Tax Department
1700 Farnam Street
10d' floor s
Omaha, NE 68102-2010
H W H Enterprises, L.L.C.
2800 Olive Drive
Cheyenne, WY 82001
Bernard Lee Bell, R and Christina Lynn
420A N. Meldrum Street
Fort Collins, CO 80521
Blossom Development Corporation and
Westside Line, L.L.C.
1225 Seventeenth Street
Suite 3030
Denver, CO 80202
Terracon Companies, Inc.
16000 College Blvd.
Lenexa, KS 66219
Jerry W. and Carol H. Heifner
3416 Terry Ridge Road
Fort Collins, CO 80524
Michael W. Riek and
Kerry D. Hoobler
312 N. Meldrum Street
Fort Collins, CO 80521-2024
Jack Hibler and Michael J. Reiger
425 N. College Avenue
Fort Collins, CO 80524-2408
Bojacs, Inc.
252 Clayton Street
Denver, CO 80206
Jerry S. Moore
3617 Woodridge Road
Fort Collins, CO 80524-1664
Nelda R. and Joe A. Coria
3920 Garfield Avenue
Wellington, CO 80549
Juliana R. Miranda
323 N. Howes Street
Fort Collins, CO 80521-2012
Jerry W. and Carol E. Heifner
3005 Southmoor Ct.
Fort Collins, CO 80525
Paul D and Suzan J. Gillespie
310 N. Meldrum Street
Fort Collins, CO 80521
Wilfred J. and Mary A. Wessels
316 N. Meldrum
Fort Collins, CO 80521
0 777 PEARL ST. 0 210. BOULDER. COLORADO 80302 TEL.303.447.2786 FAX 303.447.2968 EMAIL wla@?wlarch.com 0
The Development Schedule:
Project review and approval by the city:
Construction drawings and permits
Infrastructure:
Construction:
3 months
(July -September, 2001)
6 months
(October, 2001- March, 2002)
1-2 months *
(April, May, 2002)
16-24 months
(June, 2002 — June, 2004)
* In an unlikely case of the developers having problems with financing and sales, the
construction might have to delay. However, the delay will not be longer than 2 years, i.e.,
the construction will start latest 2 years after receiving all city approvals.
0 777 PEARL ST. M 210. BOULDER, COLORADO $0302 "f E L. 303.4 41. 2796 FAX 303. 44T 2968 EMAIL wla(d Wlarchxom ■
Legal Description of the Site:
Lot 12 and Track A of "Martinez PUD," 1998
0 777 PEARL ST. M 210. BOULDER. COLORADO 80302 TEL303.437.2786 PAX 303.447.2968 EMAIL wla@wlarrh.eom ■
Names of all General and limited
Limited Liability Company
Member Managers:
Wonderland Hill Development Company (Jim Leach)
745 Poplar Avenue
Boulder, CO 80304
John Wolff
Tom Lyon
777 Pearl Street Suite 210
Boulder, CO 80302
■ 777 PEARL ST. M 210. BOULDER, COLORADO 80302 TEL.303.447-2786 FAX 303.447.2968 EMAIL wla(dwlarehxom 0
The owner of the property (Lot 12 and Track A of "Martinez PUD," 1998):
Wonderland Hill Development Company (Jim Leach)
745 Poplar Avenue
Boulder, CO 80304
0 777 PEARL ST. 4 210, BOULDER, COLORADO 90302 TEL.303.447.2786 FAX 303.447.2969 EMAIL w13@w1arrh.ttnn ■
PARKING FIGURES FOR MASON STREET NORTH
reserved for public use:
West side of Building C:
North side of Building C
East side of Building C:
Total:
Additional off -site
12
10
10
32 reserved for public use
17 reserved for public use C D �✓ 100 yzv-)
32 total reserved for public use
(22% higher than 40 spaces)
Other parking provided on -site:
North side of Building C:
Underground Building C:
West side of Building B:
By Cherry Street:
North side of Building A:
Total:
Total parking on site:
2 (2 garages)
21
10 (4 of which are garages)
21 (6 of which are garages)
4
58 (12 of which are garages)
32+58=90
Parking requirements (by code):
No minimum requirement for office use.
Maximum requirement for office use is 3 spaces / 1000 sf
For residential:
1 bedroom: 1.5 spaces 4 units require: 6 spaces
2 bedroom: 1.75 spaces 12 units require: 21 spaces
3 bedroom: 2 spaces 4 units require: 8 spaces
total required for residential: 35 spaces
91 spaces on site — 35 for residential use = 56 spaces
(3.2 spaces / 1000 sf office use)
However, 32 of 91 spaces are reserved for public. Therefore 56 — 32 = 24 the number of
spaces for office use which is 1.37 spaces / 1000 sf office use
1. Parking
Gary Lopez of the Zoning Department and Craig Foreman and Alison Brady of
the Parks Planning Department (items 1 and 7 in the attached letter) commented about the
parking provided for the park users.
After the conceptual review we revised the site plan to accommodate more
parking for public use and provided them in a location closer to the ball fields. In the
current site plan we are providing 32 parking spaces that can be used by the Lee Martinez
park users around the building C, the closest location to the ball fields. Since the building
C will have parking for 22 in the basement, reserving the 32 parking spaces around
building C will not create a conflict. In addition to this 32, the developers are agreed to
build a parking lot for 17 on the parkland eastern part of the Lot 12.
The original "Matinez PUD" agreement with Parks & Recreation allowed for the
public use of 40 spaces within the large surface parking for 70 cars. The Mason Street
North project increases the number of designated public spaces 20% to a tetG of 49 (32
around building C, 17 on the parking lot east of lot 12). V Q aw
Also in terms of the overall parking provided, the "Martinez PUD" provided 70
spaces in total. Mason Street North provides 91 spaces total on Lot 12 and Track A. This
number does not include 17 spaces provided on the parkland east of Lot 12. Mentioned
17 spaces are in addition to 91 provided on Lot 12 and track A.
We suggested that we should restrict the traffic on the private road 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, we 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. We feel, and many neighbors agree, that we can influence the
residents of the Mason Street North to use the main Mason Street exit to Cherry, by
reducing the speed (by curves, roadside parking, and signage) on the private road.
E'�
project provides a strong street oriented architecture along Mason Court and around
the roundabout it provides most of its parking. Therefore, considering the purpose of
the standards, it is neither necessary nor useful to enforce the new parking setback
standards to Mason Court.
e. The Mason Street North project proposes a heavily landscaped 30'setback with two
rows of trees along Cherry Street. This, we believe provides a more effective buffer
than just mere distance. Also, in order to break the scale of the parking lots, the
project proposes the use of garage buildings. With all these mitigation efforts we
believe that Mason Street North is already dealing with the possible negative effects
of -the parking lots.
f. Finally, there is a significant possibility that the Downtown Development Authority
of Fort Collins will fund an "upgrading" project for the parking lots proposed by
Mason Street North, to treat these parking lots as "plazas" by paving them bricks
and colored concrete pavers. This would provide an exceptionally pedestrian
friendly environment that would connect downtown Fort Collins to Lee Martinez
Park, through the Mason Street North project. In this context instead of buffering,
making these parking lots visible would be a better urban design strategy. As of
today DDA has committed to this "upgrading" project verbally in principle.
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
corner 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
through 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.
7
For the parking lot provided between buildings B and C, again we decided to create
a psychological feeling of "safety" by providing ceiling lighting at the arcades and
illuminating the buildings. This will be supported by the two relatively strong wall lights
attached to the garages. Again, here the purpose is to make the buildings visible and well
lit with warm -colored lights and to avoid over -lighting the parking lot.
The rest of the project follows the same principle of making the buildings and
objects visible and avoiding light pollution. We believe that a highly lit environment would
be very disturbing for both the residents and also for the users of the park.
Parking setbacks:
The Mason Street North project has been designed according to the City of Fort
Collins' 1999 Development Standards, which, as we were informed, changed in March,
2001. The 2001 Larimer County Street Standards asks for a 50' setback from the curb of
minor collectors (Cherry Street), and 40' from the curb of all other roads with a load over
100 daily average trips (drawing 19 — 03). The Mason Street North does not follow the new
setbacks for the parking lots. The following are the reasons and justifications:
a. Mason Street Court is proposed on a lot (Lotl2), which is outside of the city's
regular grid. Therefore, the site (Lot 12) not only has an odd shape but also provides
various easements for railroad, utilities and such. Planning for this site has been like
walking on broken ice. Nevertheless, we believe that the Mason Street North project
has overcome these hardships and provides a very pedestrian friendly, street
oriented environment. We believe that the parking setback standards of 2001 are
convenient for regular sites within the street grid, in forcing the developers to
provide a street oriented architecture. However, these standards should not be
enforced on the Mason Street North project. Enforcing these standards to Lot 12
would make a successful mixed -use project, impossible.
b. The already approved "Martinez PUD" proposes a non -complying parking lot on
Lot 12. This is an already acquired right. The Mason Street North project, as it is
discussed above, aims at mitigating the negative impacts of the parking lot proposed
in the "Martinez PUD." In other words, in terms of creating a pedestrian friendly
and street oriented environment (which is the purpose of parking setbacks in the
first place) Mason Street North project does a much better job than the "Martinez
PUD" on Lot 12. Therefore, it would be unfair to penalize the Mason Street North
project by applying the new parking setback requirements.
c. Mason Court is a short street with a dead end and the entire street lies within the
Mason Street North project (Lot 12 and track A), i.e., it serves the project and Lee
Martinez Park users only. Therefore, it is not fair to apply new parking setback
standards to Mason Court.
d. Parking setback standards are usually intended to prevent undesirable views of
parking lots from sidewalks and to encourage walking. The Mason Street Court
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4. Estimated Number of Emalovees 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 the exception of the lighting scheme and parking
setbacks:
The Lighting scheme:
The lighting levels proposed by Mason Street North are lower in certain areas
(especially around the parking lots) than the lighting levels listed in Fort Collins Site
Planning and Design Standards (Section 3.2.4). The following is a brief discussion
explaining our reasoning for the proposed lighting scheme, although the levels are lower
than the ones listed in the standards.
The lighting plan for Mason Street North is designed to provide adequately for
security and safety concerns while creating a pleasant and inviting residential atmosphere.
To this end exterior lights are distributed to areas of the site where pedestrians will be
present. Recessed down lighting located under the entry bridges and along the arcades
provide a sense of welcome for residents and guests. Small down lights placed on building
walls provide additional accent lighting without creating sources of annoying glare. In
summary, we believe the lighting plan responds sensitively to the residential needs of
residents as well as neighbors.
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, makes us concerned with over -lighting the project. On the other hand, we
realize the importance of lighting in creating a safe environment. Therefore, we decided to
illuminate the buildings to create a feeling of "occupation" rather than "desertedness," and
to avoid over -lighting the parking lots. This principle works in different areas as follows:
One of the most critical areas in the project is the parking lot situated by the private
road on the western side of the building C. Here, the neighbors on the western side
expressed concerns about looking at a parking lot as a night view from their rooms.
Therefore, we decided not to provide strong lights for the parking lot, instead preferring to
illuminate building C by means of eight cylindrical bracket wall lights attached to the
fagade. We believe that by illuminating the building fagade we are creating an appealing
view while providing a safe feeling for the parking lot, even if the actual levels around the
cars are low.
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, awnings, shop windows, and
large Summit Ashes on tree 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. The character of this parking lot has a human scale by means of five
garage buildings and heavy landscaping. The Honey Locust trees at the south of parking lot
provide a second row behind the linden trees provided on the tree lawn by Cherry Street.
By means of these two rows of trees the parking lot is separated from Cherry Street. Also,
the Redtwig Dogwoods, planted on the middle divider, provide a strong visual division
between eastern and western parts of the parking lot. At the eastern side of the parking lot a
small plaza with a kiosk is provided. 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 Colorado Spruce
surrounded by continuous euonymus bushes, terminates the vista. The private road that
continues towards the west is separated by means of a differentiation in street tree species
and color. The Summit 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.
All the dumpsters provided are screened by Bailey Red twig Dogwood bushes,
which create very dense visual barriers from the pedestrian paths.
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,
courtyards, plazas, and gardens. Private open spaces, such as porches, balconies, and
terraces will be owned and managed by private residents.
M