HomeMy WebLinkAboutPENNY FLATS, LOT 1B, FIRST REPLAT - MAJOR AMEND. - MJA110002 - SUBMITTAL DOCUMENTS - ROUND 2 - PLANNING OBJECTIVESBOTHWELL DAVIS GEORGE ARCHITECTS 1 74S7RJNGSaY000RT,6URE201
incorporated 1 DENVER. CIXARAUo 60116
V. 300456.5700 F. 000456.5701
ww.r OOpartT pm
(iii)Ownership and Maintenance of public and private open space areas
The proposed development will serve as for rent residential apartment
housing and the applicant will maintain ownership of all private open space
areas located on the property. The applicant has entered into an
development agreement with the adjacent Phase 1A ( Building 5)
ownership to share in the cost of maintaining the shared common elements
that include the shared drive aisle/Emergency Access Easement. The limits
of the Phase 1 B platted boundaries will be maintained and the development
and maintenance of the area directly North of the subject property will
remain the responsibility of the ownership of the adjacent North property.
(iv) Estimate of number of Employees for business, commercial and industrial
uses.
The proposed development eliminates the previously approved commercial
uses, replacing those uses with additional residential rental units. Three
units on the first floor are proposed as live/work units where the tenants of
these units may also run a live/work occupation.
(v) Plan Rationale
Factors that include cost of construction and market demand, have led the
applicant to seek an amendment to the approved plan, revising the unit mix
to smaller rental units that project a greater market absorption. The first
story is purposed as a flexible use providing for the current residential use
demand while allowing for the potential adaptation to commercial use
should market factors allow it in the future.
Page 6 of 6
BOTHWELL DAVIS GEORGE ARCHITECTS 1 U57 RINOGBY MUM, SOME 701
incorporated DENVER. COLORADO BP210
V. 003 AM 51 F703 AM 5701
proportionality between the individual and the environment, whether
natural or man-made.
(F) Special Provisions — Civic Center Subdistrict. The Civic Center Subdistrict
will serve as an important element of the Downtown District and as the primary
location for new civic uses and buildings. The following criteria shall apply to all
development in the Civic Center Subdistrict:
(1) Civic spine. All development shall incorporate the concept of the "Civic
Spine" as described in the Downtown Civic Center Master Plan, allowing
for continuous north -south and east -west pedestrian connections. The
civic spine will serve to connect various buildings in order to unify parks
and plazas.
The proposed development is part of a greater planned development that
includes the continuous north -south "Civic Spine" and this element will be
completed with subsequent phases of the plan that are immediately
adjacent to this spine.
(4) Incorporation of new buildings. New buildings shall be designed in a
manner that establishes continuity and a visual connection between new
and existing buildings within and adjacent to the Civic Center Subdistrict.
The height, mass and materials of major public buildings shall convey a
sense of permanence and importance.
The proposed development shares a common scale and massing with the
existing Phase 1A structure (Building 5) and reinforces the prominence of
the greater Penny Flats development.
(ii) Description of proposed open space, wetlands, natural habitats and features,
landscaping, circulation, transition areas, and associated buffering on site and in
the general vicinity of the project.
The proposed amendment maintains the previously approved landscaping
which, on Phase 1 B consists largely of hardscape sidewalk and raised
sidewalk elements at the ground floor East unit entries. In subsequent
phasing of the development, the previously approved pedestrian spine to
the west of the subject property will be developed.
Page 5 of 6
BOTHWELL DAVIS GEORGE ARCHITECTS 1 NI? rONwDyCOIMT,sunEQn1
incorporated j eEWER. COLORADO W215
V. 303458. 5700 F 303458.5701
""a omn rain
exception of glazing, shall include stone, brick, clay units, terra cotta,
architectural pre -cast concrete, cast stone, prefabricated brick panels,
architectural metals or any combination thereof. Except for windows,
material modules shall not exceed either five (5) feet horizontally or
three (3) feet vertically without the clear expression of a joint. For the
purposes of this provision, architectural metals shall mean metal
panel systems that are either coated or anodized; metal sheets with
expressed seams; metal framing systems; or cut, stamped or cast
ornamental metal panels. Architectural metals shall not include ribbed
or corrugated metal panel systems.
The predominant material of the Mason St. (East) elevation is brick
masonry units, from ground level to the 4' story. This is capped with a
cornice that provides a transition to the metal siding with expressed
vertical seams in the upper level. These materials are interrupted with
projecting bays of stucco siding that provide additional relief as well as the
vertical expression of the stair core and lobbies that are expressed in the
North East corner of the building.
(E) Site Design Standards.
(1) Site Design.
(a) Parking lots. Parking lots shall not dominate the frontage of
pedestrian -oriented streets, interrupt pedestrian routes or negatively
affect surrounding neighborhoods. Parking lots shall be located
behind buildings in the interior of blocks, in side yards, underground or
in a parking structure, to the maximum extent feasible.
All parking for the development is provided in the existing below grade
parking garage.
(c) Canyon Avenue and Civic Center: Plazas. For buildings
located within the Canyon Avenue and Civic Center sub -districts that
are four (4) stories or taller, ground floor open space shall be
provided that is organized and arranged to promote both active and
passive activities for the general public. Such space must be highly
visible and easily accessible to the public and must include features
that express and promote a comfortable human sense of
Page 4 of 6
BOTHWELLDAVIS GEORGEARCHITECTS ! U57MOSSY COURT, SUITC201
incorporatedi OEWER. COLORADO W216
V 303458.5700 E 003458.5701
There are no street facing blank walls on the proposed development.
(b) Outdoor activity. Buildings shall promote and accommodate
outdoor activity with balconies, arcades, terraces, decks and
courtyards for residents' and workers' use and interaction, to the
extent reasonably feasible.
The proposed development encourages outdoor activity in the area
immediately east of the live work unit entries of the first story. Here, a
raised sidewalk terrace provides a soft edge between the public realm of
the street and the more private areas adjacent to the residential units, while
maintaining a clear connection between the live work units and the
pedestrian environment.
(c) Windows. Buildings shall promote and accommodate outdoor
activity with balconies, arcades, terraces, decks and courtyards for
residents' and workers' use and interaction, to the extent reasonably
feasible.
1. Glass curtain walls and spandrel -glass strip windows shall not be
used as the predominate style of fenestration for buildings in this
District. This requirement shall not serve to restrict the use of atrium,
lobby or greenhouse -type accent features used as embellishments
to the principal building.
2. If ground floor retail, service and restaurant uses have large
pane display windows, such windows shall be framed by the
surrounding wall and shall not exceed seventy-five (75) percent of
the total ground level facade area.
The large pane display windows are limited to the first story, demonstrating
the live work use of that level. Thes windows are punched openings framed
by the masonry of the surrounding wall that forms the solid base of the
building.
(d) Nonresidential buildings. All nonresidential buildings permitted in
this District (including, without limitation, mixed -use and industrial use
buildings) shall meet the standards established in Section 3.5.3 for
mixed -use and commercial buildings.
(e) Canyon Avenue and Civic Center: Exterior facade materials.
All street -facing facades shall be constructed of high quality exterior
materials for the full height of the building. Such materials, with the
Page 3 of 6
BOTHWELL DAVIS GEORGE ARCHITECTS ( U57RINOMYCOURT. GUrtE201
incorporated DENVER. COLORADO 60216
V. 000 a56.5100 R 303 456.5701
realm of the street to the more private entries of the live work units while
providing a pedestrian scaled environment that engages the street.
(2) Building Height.
(b) The maximum height of buildings in the Canyon Avenue and Civic
Center shall be as shown on the Building Heights Map (Figure 18.5).
The Building Heights Map indicates building height of 5-6 stories or 85'.
The proposed development scales back the previously approved 6 story
development to 4 stories and 58' to the top of the predominant parapet
height (excluding the stair and elevator core overrun).
(4) Building Mass Reduction for Taller Buildings (over three [31 stories)
1. Base. Taller buildings (over three [3] stories) shall have a base
portion consisting of one (1) or two (2) stories, clearly defined by a
prominent, projecting cornice or roof, fenestration, different
materials and different colors from the remainder of the building. If
the base portion is two (2) stories, the ground floor shall be further
differentiated by fenestration and other detailing.
The base of the proposed development is clearly defined as a double
height first story within a masonry clad facade with fenestration of large
windows with clear glazing that differentiates it from the stories above and
emphasizes the live work units' interaction with the pedestrian environment.
2. Upper Floor Setbacks. Upper portions of taller buildings shall be
further set back above the base in such a manner as to contribute
to a significant aspect of the building design. Upper floor setbacks
shall be determined by an emphasis on pedestrian scale in
sidewalks and outdoor spaces, compatibility with the scale and
massing of nearby buildings, preservation of key sunshine patterns
in adjacent spaces, and preservation of views in order to ensure
sensitivity to the historic context and scale of downtown and to
maintain a degree of open sky as part of the visual character of the
city.
The top floor of the building is set back slightly from those below and this
transition is accentuated with a cornice at the top of the masonry and a
change in material to the siding of the 4ch story.
(5) Building Character and Facades.
(a) Blank walls. No blank wall that faces a public street, public plaza
or walkway shall exceed fifty (50) feet in length.
Page 2 of 6
BOTHWELL DAVIS GEORGE ARCHITECTS j U57 MNGSBY EwveR.�RT.SU B0210
incorporated p 303 K8.5700 F. 303 4585701
v Waa,wC
Lot 1 B, Penny Flats Subdivision First Replat
Major Amendment Submittal
March 30, 2011
Statement of Planning Objectives.
Note: See attached "Exhibit A" for development comparison of proposed
amendment development data against previously approved development data.
(i) Statement of appropriate City Plan Principles and Policies achieved by the
proposed plan.
The following outlines elements of the proposed plan that address City of Fort
Collins Planning objectives.
City Plan Principles and Policies achieved by the proposed plan.
Division 4.16 Downtown District
(A) Purpose. The Downtown District is intended to provide a concentration of
retail, civic, office and cultural uses in addition to complementary uses such as
hotels, entertainment and housing. The development standards for the
Downtown District are intended to encourage a mix of activity in the area while
providing for quality development that maintains a sense of history, human scale
and pedestrian -oriented character.
B) Permitted Uses
A. Residential
Multi Family Dwellings
Mixed Use Dwellings
The proposed project is a mixed use development consisting of multifamily
residential apartment units with select live -work units on the first floor.
The proposed uses are permitted and encouraged within the Dowtown
Civic Center Sub District and will bring additional residents to the urban
core that will serve to support the commercial district.
(D) Building Standards
(1) Setback from Streets. A landscaped setback shall be required on all
block faces west of Mason Street, excluding the block faces along the
west side of Mason Street,
While not required per planning requirements, the proposed project
provides a setback that includes a hardscape landscape area between the
street and the building. This area provides a transition from the public
Page 1 of 6