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HomeMy WebLinkAboutPENNY FLATS, LOT 1B, FIRST REPLAT - MAJOR AMEND. - MJA110002 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES (5)Statement of Planning Objectives - Exhibit A 03.11.2011 Penny Flats Lot 1B Development Comparison Proposed Amendment Previously Approved Amendment Building Height, Stories 4 6 Building Height, Feet 58' 77' - 4" Floor Area Residential 23959 26409 Floor Area Commercial 0 2998 Floor Area Common/Circulation 4322 5132 Floor Area Total 28281 34539 1 bedroom units 18 11 2 bedroom units 8 14 3 bedroom units 4 1 Total Bedroom Count 46 42 Total Unit Count 30 26 Surface Parking 0 10 Below Grade Parking no change -- BOTHWELL DAVIS GEORGE ARCHITECTS 1 3a57RINGSBVCOURT, SURE201 incorporated DENSER. COLORADO a0216 V. 303,158.5700 F- 363,458 5701 w w.00Wrt0.m (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 1B 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. (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 RINGSBY COURT. SURE 201 incorporated UENVER COLORAD080216 V 303.<58.5700 F. 303,458.5701 wM+I WpOrM.= 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 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. Page 5 of 6 BOTHWELL DAVIS GEORGE ARCHITECTS ( 3457 RINGSBY COURT. SURE 201 incorporated DENVER. COLORADO 50216 V 301458.5700 F. 303AS&S701 mvH.woo" .r 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 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 41h 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. Page 4 of 6 BOTHWELL DAVIS GEORGE ARCHITECTS I 351RINGSBVCOURT, SURE 201 incorporated DENVER. COLORADO 50216 V 3045 57M F. 3WA56.5701 rmw.007artB.can 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. 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. Page 3 of 6 BOTHWELL DAVIS GEORGE ARCHITECTS I 3457RINCSBVCOURT.SWE201 incorporated DENVER. COLORAD060216 V. 303.e56.5700 F. 303A56.S201 + bdwmhc 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 [3] stories) (a) Old City Center: NOT APPLICABLE (b) Canyon Avenue and Civic Center: The fourth story of a building shall be set back at a thirty -five -degree angle measured at the intersection of the floor plane of the fourth story and the property line along the public street frontage. See Figure 19. The previously approved development provided an upper story step back above the 51h story. The proposed development provides an implied step back at the 4th story accentuated with exterior material changes, similar to the lower 5 stories that were previously approved. 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 Page 2 of 6 BOTHWELL DAVIS GEORGE ARCHITECTS 1 3457 RINCSBY COURT, SURE 201 incorporated OENVER. COLORADO 8021E V 303.458.5700 F. 303.458.5701 . WaaN 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