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Home My WebLink AboutMAX FLATS - PDP - PDP120034 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICATION (3)PROJECT SUMMARY UNIT COUNT TBD BEDROOM COUNT TBD PARKING SPACES 66 BICYCLE PARKING 52 THE SCHEDULE BELOW INCLUDES ONLY THE COLORED AREAS SHOWN ON PLANS MEASURED AT WALL FINISH ROOM SCHEDULE Depament I No" I 5;6 Ana Not Rentable COMMON LEVEL5 1,07D SF Not Rentable COMMON LENEL4 1,291 SF Not Rentable ICOMMON LEVEL 3 1,302 SF NW Rentable COMMON LEVEL2 1.291 SF Not Rentable ICOMMON ILEVEL 1 1 497 SF COMMON: 5 5,451 SF Not Rentable ELEVATOR I LEVEL 5 71 SF Not Rentable ELEVATOR I LEVEL 4 71 SF Not Readable ELEVATOR LEVEL 3 71 SF Not Rentable ELEVATOR I LEVEL 71 SF Not Rentable ELEVATOR ILEVELI 71 SF ELEVATOR:5 354 SF Not Rentable STAIR LEVELS 152 SF Not Rentable STAIR LEVELS 152 SF Not Rentable STAIR LEVEL 4 152 SF Not Rentable STAIR LEVEL 4 152 SF Not Rentable STAIR LEVEL 3 152 SF Not Rentable STAIR LEVELS 152 SF Not Rentable STAIR LEVEL2 152 SF Not Rentable STAIR LEVEL2 152 SF Not Rentable STAIR LEVEL 1 152 SF Not Rentable STAIR LEVEL 1 152 SF STAIR: 10 1,521) SF Not Rentable TRASH / RECYCLE LEVEL 1 344 SF TRASH /RECYCLE: 1 344 SF Not Rentable UTILITIES JUEVELI 348SF UTILITIES: 1 348 SF Not Renleble: 22 8.016 SF ZATTVI-01TO ROOM SCHEDULE DawMent Name Lent Are" Rentable IFLEX LEVELI I 1,500 SF FLEX: 1 1,500 SF Rentable UNITS LEVELS 3,231 SF Rentable UNITS LEVEL5 2,148 SF Rentable UNITS LEVELS 1,330 SF Rentable UNITS LEVEL4 8,347 SF Rentable UNITS LEVEL4 2,148SF Rentable UNITS LEVEL 2,148 SF Rentable UNITS LEVEL3 8,335 SF Rentable UNITS LEVELS 2,148 SF Rentable UNITS LEVELS 2,148 SF Rentable UNITS LEVEL2 8,347 SF Rentable UNITS LEVEL2 2,139 SF Rentable UNITS LEVEL2 1 2,138 SF UNITS 12 Rentable. 13 Gland total: 35 44,808 SF 46,108 SF 54,123 SF NOTE - INSET BALCONIES WILL REDUCE NSF OA MASON AND MULBERRY : ""' "" ° . n.:lovw.tee. $K9 ww.owax.cox STREET LEVEL VIGNETTE 0 0 MASON AND MULBERRY r cowra. co fu' AI �q.IDb SK.B .. 1 ... FWN.OLPOIffM l E'E La 3D MASSING - VIEW 2 i i �3D 1502 v i 3D MASSING - VIEW 1 2 Sedion 2 11Z�J. •xcrllrz<ro.e wwN xnuu INR#IOB OES�GN SECTIONS (DIAGRAMMATIC ) F Vfft - 3; i ywaa �. a�rcnmcrwc uasw ouwu mmvaa oancx FLOOR PLAN - LEVEL 4 Q Q Q Q I I I I I I I I I - T - �. a�rcnmcrwc uasw ouwu mmvaa oancx FLOOR PLAN - LEVEL 4 Q Q Q Q I I I I I I I I I - T - I 4 t 4 4 4 4 4 44 —L tnaf \ uxm UNIT DEMISING STUDY - FINAL UNIT LAYOUT TO BE DETERMINED FLOOR PLAN - LEVEL 3 4 t i 4 i O LE 2 xcinrtcswe �. mwx xvcv imrm an oesreu FLOOR PLAN - LEVEL 2 IT_ I___I I I A I M1IYp CpWW I I `� I I I I I I M LMM 1I I Lmpl /� A aer r6p I I I I Fi I I I I I MASON AND MULBERRY • IIP&PD I- ixrtnionBUonmx naa oEv¢awPrtiwxwax PMl11FA5 inmP.m cacmromcx Ff. COLLINS, CO nwxe maxxe.PPPo fi1n 101.49.1BPC VAWI,M69CM.CON FLOOR PLAN - LEVEL 1 i LEVEL 1 L J —.,w C—J. axcxlrtcrux[ VR89H DESIGN NRRIOP OFSIGII 3 EXISTING HOUSE (212) EXISTING HOUSE (208) 20' ALLEY ROW 0-Sy EXISTING HOUSE (212) EXISTING HOUSE (212) E%ISTNG TELEPHONE AND CABLE R� TO BE RE-ROUTED IN PERIMETER UTILITY EASEMENTS LLI J J Q 8'-0" HlrFENCE----- N EXISTING HOUSE (206) I1 t15' i I EXISTNG E HOUSE (202) V-0" HIGH I FENCE I RE -ALIGN SANITARY SEWER MAIN L EXISTING 4' WATER MAIN EXISTING 6' SANITARY SEWER MAIN O NEW CURB CUT — EXISTING 8' SANITARY SEWER MAIN NEW MANHOLE —8.W _ _ 811W 8.1W 8"W EXISTING FIRE HYDRANT NS 1" 30' NORTHERN ENGINEERING EXISTING 8' SANITARY SEWER MAIN N EXISTING APARTMENTS (211) EXISTING SANITARY MANHOLE RIM-4993.62 INV W-4989.50 INV E-4989.28 EXISTING APARTMENTS EXISTING 18' (209) SANITARY SEWER MAIN y EXISTING APARTMENTS (209) E%ISTNG APARTMENTS (209) REPLACE V" WATER NEW 2WATER AND METER 'NTH 2' METER - 8' FIRE SERVICES NEW TRANSFORMER �I I II NEW 6' SEWER SERVCE FOR RESIDENTIAL UNITS -t/+ -' h. %LINE OF BUILDING ABOVE / 15' /+h4H+H+f+HSSH♦Ha+H__ ________________________ _______________.I/ CREASE TRAP c , EXISTING GAS SERVICE TO BE REMOVED, NEW GAS SERVICE TO COME FROM MASON STREET. 66 PARKING SPACES I I ■I ry.H-M.F{�h I MIXED UJE I I I I I ■I 16" MAIN N-{{-EXISTING %' WATER Et �'ql{ 4' SEWER SERVICES TO BE RE -USED FOR COMMERCIAL SPACE ii REPLACE OLD Q DRIVE APPROACH W/ LANDSCAPE o W 3 io 3 r � EXISTING %* WATER V_ MAX BUS RAPID TRANSIT( BRT) r w SERVICE TO BE USED REPLACE OLD DRIVE MULBERRY STATION f�JQc FOR IRRIGATION APPROACHES W/ C LANDSCAPE EXISTING RAILROAD TRACKS wV_ m 6 N 6 iiiii WHIIIIII ... IIIIIII Z11111111tiii .8"W 8"W 8 W 811W 811W 811W 8"W 8"W e'W EXISTING SANITARY MANHOLE EXISTING FIRE HYDRANT RIM-4992.40 MASON STREET INV W-4984.89(PLUG AND GROUT) EXISTING 8' WATER MAIN d, 100� ROW INV E-4984.72 ) PULL 3-PHASE POWER THRU INV N-4984.68 INV S-4984.69 EMPTY CONDUIT UNDER MASON MASON AND MULBERRY fort collins, co 3 (d). EXISTING & PROPOSED BUILDINGS • Existing building to be raised in preparation for new proposed structure. 3 (e). EXISTING NATURAL FEATURES • See 2(i). above. 3 (f). ON & OFF SITE IMPROVEMENTS • Off -site improvements include filling in the curb cut along Mulberry, as well as the two curb cuts along Mason, and restoring the old drive approaches with landscaping. A new curb cut and drive approach is proposed approximately 36' north of the southern property line. New water and fire connections are proposed in Mulberry. The existing 6" sanitary sewer currently running west -east from the alley and through the site is proposed to be realigned and connected in Mason St. with a new manhole. Existing sewer services from properties along Myrtle street would be reconnected to the new sewer main. 3 (g). DETENTION & DRAINAGE • See 2(f), 2(g), and 2 (h) above. 3 (h). EMERGENCY VEHICLE ACCESS & FIRE HYDRANT LOCATION Existing fire hydrants are located at the northwest and southeast corners of Mulberry and Mason. Another hydrant is located at the southeast corner of Myrtle and Mason. The residential units will have a NFPA 13R sprinkler system. The 24' wide drive aisle can be dedicated as emergency access easement, if so desired, but will have restricted overhead clearance (except for the first 70'± immediately west of Mason). surface runoff does not appear to pass through the site. Two off -site curb inlets are located at the southwest corner of Mulberry and Mason, with one inlet in each respective flowline. These inlets are assumed to be shallow (need to verify); and therefore, the opportunity for a lower underground gravity outfall could be infeasible. The lowest floor will be elevated at or above the RFPE, which is roughly 3.2' above the existing sidewalk elevation along Mulberry. Aside from elevating the structure for flood protection purposes, the historic drainage patterns and outfall locations are expected to remain the same. Shallow, private storm drains may be pursued if the inlets at Mulberry and Mason are deep enough to connect into. 2 (h). RUN-OFF • Runoff from the site is currently treated in the Udall Natural Area water quality facilities. Impacts of the proposed development will be further mitigated by the slight reduction in on -site impervious area. Other LID techniques may be examined, but are not required, and are not currently proposed. 2 (i). IMPACT ON NATURAL FEATURES • There does not appear to be any natural features on, or.near to, the project site. Therefore, this development proposal is assumed to have no impact to existing natural features. 2 (j). FIRE SPRINKLERS We anticipate the proposed parking level to be Type I construction (non-combustible, 2-hour structure, 1 hour floor above). The 4 stories of Residential above will be Type V-A construction (combustible, 1-hour) with a NFPA 13R sprinkler system. 2 (k). UNUSUAL FACTORS OR CHARACTERISTICS • Not applicable at this time. 2 (1). PREVIOUS APPLICATION • This is the first PDR we have submitted for this project. 2 (m). QUESTIONS THAT NEED TO BE ADDRESSED • Will the project need to dedicate additional ROW along Mason Street? • Is the proposed sanitary sewer re -alignment acceptable? If so, what is the process to re-route the existing services from the homes along Myrtle? What role, if any, would the Myrtle St. property owners play? • Will parking along Mason Street still be allowed once the MAX BRT project is complete? 3 (a). ADJACENT PROPERTY USES • Single Family homes, apartment buildings and commercial. 3 (b). PROPOSED CIRCULATION SYSTEM • See response to question 2 (c). 3 (c). LANDSCAPING • The existing trees along the Mason Street and Mulberry Street will be preserved to the extent possible. The potential widening of the Mulberry Street ROW and the addition of the BRT Station along Mason Street may impact the existing landscaped areas and vegetation. V • The current zoning for this site is CC, which allows for mixed -use and multi -family with a type-1 administrative review. 2 (c). SITE CIRCULATION • A right in/right out curb cut for vehicular access has been provided along Mason Street at the south end of the property. Vehicles will turn west into the project to access the on -grade parking area. A counter -clockwise loop allows for 90 degree parking under the proposed building, and for 45 degree parking west of the proposed building. The parking area will be almost entirely screened, by fences along the south and west, and by the building facades along the north and east. • Pedestrians will circulate mostly throughout the urban fabric and along the perimeter street edges. Along Mulberry Street to the north, pedestrians access bicycle parking, a potential commercial tenant and an outdoor plaza at the prominent northeast corner. Along Mason Street, pedestrians can access the future BRT station, both residential stair cores, the main residential lobby, and additional bicycle parking. Pedestrians can also access the parking area from the north and east side of the site. A pedestrian connection will also be provided to the alley that runs east -west to the west of the project site. 2 (d). SITE DESIGN & ARCHITECTURE • The L-shaped 5 story structure has been positioned to the east and north to provide a strong F urban edge along Mulberry Street and Mason Street. The ground level facade will intertwine Sba S' residential entries, bicycle parking, outdoor plazas and commercial uses to create a dynamic urban street edge. Pedestrian scale elements and features will be incorporated to enhance the street -level experience and scale the facades to be compatible with the surrounding context. • The 4 stories of residential units above the on -grade parking will include articulated facades (this has not been illustrated yet) with large glazed areas at the living rooms flanked by inset and partially cantilevered balconies. A combination of regional materials will be incorporated to provide detail and interest and richen the design aesthetic. The 5th story is set -back along the south and north edges, which reduces the overall bulk and mass and provides increased solar access to the north. 2 (e). COMPATIBILITY WITH SURROUNDING AREA • See response to question 3 (a). 2 (f). WATER DETENTION • A field survey was conducted to accurately document the existing impervious areas. Of the total 30,504 sq-ft site area, approximately 28,540 sq-ft of that is currently impervious. That leaves roughly 1,954 sq-ft of on -site pervious area in the current condition. The proposed plan will increase the on -site pervious area by roughly 791 sq-ft for a total of approximately 2,745 sq- ft. Due to the reduction in impervious area, no on -site stormwater quantity detention is proposed. 2 (g). SITE DRAINAGE • The site currently surface drains from the southwest to the northeast. The western and southern perimeters are slightly elevated above the adjacent properties, and as such, upstream BRINKMAN P A R T N E R S City of Fort Collins Preliminary Design Review Proposed Project Narrative 203 W. Mulberry Street, Fort Collins, CO September 26, 2012 2 (a). PROPOSED PROJECT • The proposed project is located at 203 W. Mulberry at the southwest corner of Mulberry Street and Mason Street. This project will integrate with the new MAX Bus Rapid Transit Mulberry Station on the sidewalk in front of the building at Mason Street, which will bring additional foot traffic to the area. The building will be 5 stories high and we are going to incorporate an attractive streetscape for pedestrians with street level flex space, stair cores, residential lobby, bike storage, screen -walls and green -walls. • The project consists of 4 stories of residential units over a ground level containing a commercial flex space and parking. It includes approximately 44,600 NSF of residential rentable area and 1,500 NSF of commercial space, with a typical floor plate of approximately 15,000 GSF. 66 vehicular parking spaces and 52 bicycle parking spaces have been provided. The proposed building conforms to the build -to lines for mixed -use buildings, with a 0' to 10' setback along/ Mason Street (using the current ROW). Along Mulberry Street, the first level conforms to the / 10'-25' setback from the existi R e upper levels conform to the 10'-25' setback from ✓ J the uture ROW (57'-6" from the centerline of the ROW). *e � `Commercial Flex space to be accessed from both Mason Street and Mulberry Street. / �• Trash/Recycling enclosure to be located at SW corner. • Create articulated mass along Mason Street so that there will not be a continuous 5-story wall. 110 a icu a ion wi occur as concept design progresses. • Orientated building to Mason Street. /• Residential units on upper floors to be comprised of one, two and three bedroom units. Square (\ footage and unit counts to be determined as design process progresses. 2 (b). CURRENT SITE & IMPROVEMENTS • Currently, the site includes a two -level concrete block building with a footprint of approximately 3,100 SF located at the western edge of the property and roughly centered north -to -south. The remainder of the site is almost entirely paved as a parking lot, with the exception of narrow strips of landscaping at the east and north edges. • The site has 100' of frontage along Mulberry Street and 305' of frontage along Mason Street. • The total size of the lot is approximately 30,500 SF. • The site includes Lot 3 and a portion of Lot 1, Harrison's Addition. It also includes a portion of the previously vacated east/west alley that divided Lots 1 and 3. City of art Collins 1) 2) 3) Development Review Guide — STEP 2 of S SUBMITTAL INFORMATION: PRELIMINARY DESIGN REVIEW (PDR) Preliminary Design Review Application form and filing fee ($500). Project Narrative — Please include the following information: (a) What are you proposing/use? (b) What improvements and uses currently exist on the site? (c) Describe the site circulation (auto and pedestrian), parking and how it coordinates with the existing neighborhood. (d) Describe site design and architecture. (e) How is your proposal compatible with the surrounding area? (f) Is water detention provided? If so, where? (show on site plan) (g) How does the site drain now (on and off site)? Will it change? If so, what will change? (h) What is being proposed to treat run-off? (i) How does the proposal impact natural features? (j) Do any existing structures have automatic fire sprinklers? Will the new structures have fire sprinklers? (k) Are there any unusual factors and/or characteristics are present that may restrict or affect your proposal? (1) Have you previously submitted an application? (m) What specific questions, if any, do you want addressed? Site Plan — Please consider including the following: (a) Project site boundary and adjacent property uses (b) Proposed circulation system, and how it ties into existing infrastructure (pedestrian and auto) (c) Existing and proposed landscaping (Will trees be removed?) (d) Existing and proposed buildings (Will they remain? If they will change, how?) (e) Existing natural features (Will these be impacted by the proposal?) (f) On and off site improvements (g) Location of detention, drainage and water quality features (h) Emergency vehicle access and fire hydrant locations Community Development & Neighborhood Services — 281 N College Ave — Fort Collins, CO 80522-0580 City of Development Review Guide - STEP 2 of 8 Fort Collins PRELIMINARY DESIGN REVIEW: i0�04�2D12 APPLICATION — General Information Preliminary design review is an opportunity for an applicant to discuss the requirements, standards, procedure, and potential modifications of standards or variances that may be necessary for a project and to generally consider the development proposal design which has been evaluated as a part of the conceptual review process. While the conceptual review process is a general consideration of the development proposal, a Preliminary Design Review considers the development proposal in greater detail. Problems of both a major and minor nature can be identified and solved during the preliminary design review before a formal application is made. Preliminary design review applications must be submitted to City Staff no later than 5 pm, two weeks prior to the Wednesday meeting date. Application materials can be e-mailed to currentclannina(a)fcoov.com or sent to/dropped off at 281 North College Avenue. Representatives of Community Development and Neighborhood Services (Zoning, Environmental Planning, Current Planning, and Development Review Engineering), Light and Power, Stormwater, Water/Waste Water, Advance Planning (Long Range Planning and Transportation Planning), Historic Preservation and Poudre Fire Authority regularly attend preliminary design review meetings. Additionally, other public or quasi -public agencies which may be impacted by the development project are invited and encouraged to attend the preliminary design review. These agencies may include the gas utility, water and/or wastewater utility districts, ditch companies, railroads, cable television service providers and other similar agencies. Upon receipt of a preliminary development proposal for review, and after review of such proposal with the applicant, the staff shall furnish the applicant with written comments and recommendations regarding such proposal in order to inform and assist the applicant prior to preparing components of the development application. The staff shall provide the applicant with a "critical issues" list, which will identify those critical issues that have surfaced in the preliminary design review as issues that must be resolved during the review process of the formal development application. To the extent that there is a misunderstanding or a misrepresentation of facts, the opinion of the staff may change during the course of development review. *BOLDED ITEMS ARE REQUIRED* *The more info provided, the more detailed your comments from staff will be.* Project Name 203 W. Mulberry Project Address (parcel # if no address) 203 W. Mulberry Street, Fort Collins, CO Contact Name(s) and Role(s) (Please identify whether Consultant or Owner, etc) Brian Stahl- Purchaser Dave Derbes - Development Manager Business Name (if applicable) Brinkman Partners, LLC Applicant Mailing Address 3003 E. Harmony Road, Suite 300, Fort Collins, CO 80528 Phone Number 970-672-1011 E-mail Address dave.derbes@brinkmanpartners.com Basic Description of Proposal (a detailed narrative is also required) Redevelopment of the existing Kings Auto into a new 5-Story mixed -use building Zoning CC Proposed Use Mixed -Use Existing Use Commercial Automotive Total Building Square Footage 54, 123 Age of any Existing Structures 4 2 y( Info available on Larimer County's Website: I *If any structures are 50+ years old, good qui S.F. Number of Stories 5 Lot Dimensions 100' x 305' //www.co.larimer.co.us/assessortquery/search.cfm , color photos of all sides of the structure are required. Increase in Impervious Area 0 S.F. (Approximate amount of additional building, pavement, or etc. that will cover existing bare ground to be added to the site) Community Development & Neighborhood Services — 281 North College Avenue — Fort Collins, CO 80522-0580